Durrand Corporation's accumulated depreciation increased by $12,358, while patents decreased by $2,859 between consecutive balance sheet dates. There were no purchases or sales of depreciable or intangible assets during the year. In addition, the income statement showed a gain of $4,058 from sale of land. The company earned a net income of $48,272. Assuming there were no changes in noncash current assets and liabilities, determine the net cash flows from operating activities under the Indirect method