Using a DCF approach to value, answer the following question. A property you are appraising is expected to have NOI of $10,000 during the first year. The typical holding period for this type of property is 5 years. The NOI is expected to increase $3,000 per year, while property value is expected to increase by 3 percent per year over the 5-year holding period. You believe that an appropriate overall market rate of return is 10. At the end of year 5, you expect to sell the property and believe you will suffer selling expenses equal to 6%. What is the value of the property today?