You are valuing an investment that will pay you $28,000 per year for the first 7 years, $43,000 per year for the next 11 years, $82,000 per year the next 16 years, and $78,000 per year for the following 9 years (all payments are at the end of each year). If the appropriate annual discount rate is 12.00%, what is the value of the investment to you today?