TRD Company is expected to generate free cash flow to equity holders of $2.0 million, 2.5 Million, and 3.0 million in 2021,2022,2023. Beyond 2023, TRD expects to grow free cash flows to equity holders at annual rate of 2.0% in perpetuity. The firm has a 9.5% cost of equit, a 4% pre tax cost of debt, a 1.0x debt to equity ratio and a 30% tax rate. The firm has 12 million in excess cash, no minority interest and no preferred stock. What is TRD's implied intrinis value assuming a valuation date of 12/31/2020.