Using the following information for the Blue Moon hotel:

Open (days)	365
Rooms	400		328
ADR	$ 157.00		$ 51,496.00
Occupancy	82%		$ 18,796,040.00
Revenue	Ratio to sales			Revenue
Rooms	65.50%		Room Rev	$ 18,796,040.00
Food	15.90%			$ 4,562,702.84
Beverage	4.00%			$ 1,147,849.77
Other food & beverage	8.50%			$ 2,439,180.76
Miscellaneous income	6.10%			$ 1,750,470.90
Total revenue	100.00%			$ 28,696,244.27
Departmental expenses		Fixed	Variable
Rooms	38.60%	80%	20%	$ 7,255,271.44
Food & beverage	89.60%	80%	20%
Total department expenses	50.73%
Departmental profits
Rooms	61.40%			$ 11,540,768.56
Food & beverage	10.40%
Total departmental profit	49.27%
Undistributed operating expenses		Fixed	Variable
Administrative & general	7.70%	90%	10%
Information and telecommunication sytems	1.40%	100%	0%
Marketing (excluding franchise)	5.30%	60%	40%
Franchise fees	0.10%	0%	100%
Utility costs	2.10%	90%	10%
Property operation & maintenance	4.30%	90%	10%
Total undistributed operating expenses	20.90%
Gross operating profit	28.37%	Fixed	Variable
Base management fees	3.10%	0%	100%
Incentive management fees	1.80%	0%	100%
Income before fixed charges	23.47%
Fixed charges		Fixed	Variable
Property taxes	5.50%	100%	0%
Insurance	0.50%	100%	0%
EBITDA	17.47%
Additional information		Fixed	Variable
Depreciation and amortization (year)	$ 625,000	100%	0%
Interest (per year)	$ 220,000	100%	0%
Income taxes	21%

Compute the break-even point for the Blue Moon Hotel.