You are valuing an investment that will pay you $27,000 per year for the first 8 years, $31,000 per year the next 12 years, and $44,000 per year the following 17 years (all payments are at the end of each year). A similar risk investment alternative is an account with a quoted annual interest rate of 15.00% with monthly compounding of interest. What is the value in today's dollars of the set of cash flows you have been offered