An owner of the Atrium Tower Office Building is currently negotiating a ten-year lease with ACME Consolidated Corp. for 20,000 rentable square feet of space. The owner of Atrium Tower believes that the $20 lease is too low and is trying to negotiate $24 per square foot with the same step-ups. However, Atrium would provide ACME with a $50,000 move-in allowance and $100,000 in tenant improvements (Tis) if the lease at $24 per square foot is signed. Calculate the effective rent to the owner (after expenses) using a 10 percent discount rate.