Gerald has been granted power of attorney and is now responsible for setting up his aging parents in a seniors$$ home. The rent will be $$2,590$

at the beginning of every month for the first year, then increase by $6\%$

the following year and $4\%$

in the third year. Gerald wants to take money from his parents$$ estate and set up an annuity to pay their monthly rent. If he can get an annuity that earns $6\mathrm{.}48\%$

semi$-$annually, how much money from his parents$$ estate needs to be invested today to meet the rental payments over the next three years?