Isaac owns a hair salon that has a cost of capital of 5.81 percent. The hair salon is expected to produce annual cash flows of 31,035 dollars for 6 years. The first annual cash flow of 31,035 dollars is expected later today. In addition to the annual cash flows of 31,035 dollars, the hair salon is also expected to produce a special, one-time cash flow of 54,063 dollars in 3 years from today. How much is Isaacs hair salon worth?