Headquartered in Toronto, Canada, Toronto Royal Estate Inc. is an expanding real estate agency with presence all over Ontario, Alberta, and British Columbia. The company expects to earn $71 million per year in perpetuity if it does not undertake any new projects. The firm has an opportunity to invest $16 million today and $5 million in one year in real estate. The new investment will generate annual earnings of $11 million in perpetuity, beginning two years from today. The firm has 15 million shares of common stock outstanding, and the required rate of return on the stock is 12 percent. Land investments are not depreciable. Ignore taxes.

What is the value of the investment?