You are considering the purchase of a piece of real estate. You require a 12% expected rate of return. You expect end of year annual after tax cash flows of $(3,000) - a negative amount at the end of year 1,$16,000 annually end of years 27, and $400,000 end of year 8 . How much would you be willing to pay for the opportunity so that, if all goes as expected, you earn the 12% rate of retum