A textile company is considering opening a production and shipping facility in Dallas to keep up with demand for its pillows. The 105,000-square-foot facility, if purchased, will require an initial investment of $255,000 and an annual operating cost of $68,500. It will have a $80,000 salvage value after 8 years. Alternatively, the facility can be leased with annual rent of $51,000 in year 1 and increasing by $1000 per year. If the company's minimum attractive rate of return is 6% per year, compounded quarterly, what is the AW value for the alternative-Lease? (HINT: skip $ and comma symbols, but include +/- sign)