You own a house that you rent for $1,450 per month. The maintenance expenses on the house average $270 per month. The house cost $233,000 when you purchased it 4 years ago. A recent appraisal on the house valued it at $255,000. If you sell the house you will incur $20,400 in real estate fees. The annual property taxes are $3,200. You are deciding whether to sell the house or convert it for your own use as a professional office. What value should you place on this house when analyzing the option of using it as a professional office?