You have invested in a commercial building that you are leasing to a national retail chain. The tenant has signed a 11-year lease agreement that cannot be canceled. You expect to collect $6,500 per month for the full term of the lease. Payments occur at the end of each month. What is the present value of this investment if the interest rate is 6% and compounded monthly? (Use the PV function in Excel to calculate the answer. Do not round any intermediate calculations. Round your final present value answer to the nearest whole dollar.)

The Present value of this Investment is?