You agree on $20$ years contract that will give you annual cash flow for the next $20$ yeas. The first five year of the project made excellent return of $$35,000$ a year. Then the project run to the difficulties had no cash flow for three years. After that, the project goes back to nearly full capacity and gives $$30,000$ annual cash flow to the end of the project. What is the value of the project if interest rate during this period was $11\%$ annually compounding annually.