You are valuing an investment that will pay you $28,000 per year for the first 4 years, $43,000 per year for the next 12 years, $69,000 per year the next 16 years, and $61,000 per year for the following 13 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?