Tim wants to retire and plans to have annual payments made from his retirement account for 20 years. The average interest rate on his money over that time is predicted to be 4.63%. He would like to start out with annual payments of $36,000, but also to built a 3% C.O.L.A. adjustment into retirement payments. What amount of money will Jim need in his retirement account when he retires? Round your answer to the closest dollar.