You are valuing an investment that will pay you $21,000 per year for the first 9 years, $29,000 per year for the next 12 years, and $68,000 per year the following 16 years (all payments are at the end of each year). Another similar risk investment alternative is an account with a quoted annual interest rate of 13.00% with monthly compounding of interest. What is the value in today's dollars of the set of cash flows you have been offered?