Pharoah Energy Company owns several gas stations. Management is looking to open a new station in the western suburbs of Baltimore. One possibility that managers at the company are evaluating is to take over a station located at a site that has been leased from the county. The lease, originally for 9 hyears, currently has 73 years before expiration. The gas station generated a net cash flow of $87.710 in the most recent year, and the current owners expect an annual growth rate of 6.3 percent, If Pharoah Energy uses a discount rate of 12.30 percent to evaluate such businesses, what is the present value of this growing annuity? (Round factor values to 6 decimal places, eg. 1.521253 and final answer to 2 decimal places, eg. 15.21.) Present value