Mr. Woods is valuing an investment that pays him $27,000 per year for the first ten years, $35,000 per year for the next ten years, and $48,000 per year forever; (all payments are at the end of each year). If the appropriate annual discount rate is 6.25 percent, what is the value of the investment to Mr. Woods?

(Step by step plz, using the PV function on excel. I keep getting different numbers after following what the books says every time I try and do not know what I am doing wrong)