Saying goodbye to Open Text Corporation (OTEX). Adios

Its been busy this past few days between Montreal 375 celebrations (yes, I had been celebrating Montreal) and searching for an apartment. My only luxury at this time being that I am not stuck in a one year contract and I can leave whenever I want, I just need to give one month notice. So I decided to move only once I will find the really perfect apartment at a fair price, which really need to be below $700 per month. I am targeting the $650 per month or less please God. I had stayed at my current place on and off for probably more than 10 years now. So basically, my next place - If I stay there for 10 years - will probably see me retiring or something like it. So no rush, but I continue my searches, which keep me busy as soon as hit outside work. I have little time left for my portfolio, but today, I decided to trash out some stocks. Get out of the woods baby, and go survive some place else please. All that because I will be turning......... 37 years old on August 27 and I have so no time to lose now. This time is for real. I cannot afford stucking on stocks driving me no where. I need money and I need more dividend. And I need right now. Get out of the way lazy stocks!

In that very wild ocean move, I decided today to sell off my Open Text Corporation (OTEX) stocks, all of them. The reason of my sell is still unclear, even for me, but mostly, I was getting poor dividend pay with little return in capital grow. I could had keep in OTEX, its not a bad stock, but I am tired of stocks going no where. So bye-bye Open Text Corporation (OTEX). And another real reason being that this girl is getting quite very fatty on her margin! Bad bad girl! So paying it down a little won't hurt anything, especially knowing that the dividend yield on OTEX wasn't high enough to even cover margin interest cost… I sell OTEX at a profit of $10 and a fee pennies. Following the sell of OTEX in my non-registered portfolio, my margin is at $88 924.42 - still quite heavy, but the portfolio can handle it. Why? Because I have so many good stocks in that non-registered portfolio, its simply amazing. I am just so on my place on the TSX.

I hold enough of stocks like CNR in my portfolio that pay very little in dividend distribution, I am looking for more like a 4% or 5% yield please. See, I am kind of getting stuck in the dividend dangerous zone. Investing while focusing on dividend yield is not a good thing. Many very good quality stocks pay only tiny little dividend. It’s the way it is. But at a point, I cannot help it, I would like a 3% yield maybe.. Is that really too much asking?

Now you are understanding my point, I am looking, so desperately searching for stocks that will satisfy my hunger. And its not an easy thing, especially when my portfolio is already oversize. The best stocks? I certainly hold on to a lot of them in my portfolio. But I cannot help it thinking that I MAYBE miss something while browsing on Stockopedia maybe? Or maybe I haven't been working hard enough. Anyhow, the search is not over. It will just be never over. This is actually more difficult than finding a place where to live. This is hard and as time pass by, its getting harder and harder for just a bunch of various reasons.

Today, I also partly sell my investment in Andrew Peller Limited (ADW.A) that I hold inside my TFSA. I love Andrew Peller, I really do – its why I only partly sell it. ADW. A will always have a special place in my portfolio, as long as it beware. For now, everything good when it come to ADW.A.

And talking about other stocks driving me no where and insane, we have in the lot:
Hydro One Limited (H). So far, H only grow of 0.43% in my portfolio! But the dividend yield is of 3.75%. Like more or less expecting, Hydro One Limited (H) doesn't have extraordinary results on Stockopedia. Just quickly looking at the stockrank and the newest stockrank style feature......Wanna find out what its all about? Click right here. Funny thing is that BMO Capital believe that H will reach the $26 per share.... I so don't believe that and H is soooo on the moved to get out of my TFSA portfolio right in the trash can honey. The opinion of BMO Capital worth absolutely nothing for me. H is just the kind of stock that like to do nothing if not just suck the energy out of its investors. And you know the drill, you don't behave, you get out of there. 

I am so not ashamed of exposing the true this way for the little benefits of investors, but what I am dealing with right now is one of the dangers related to holding too many stocks in a portfolio. Its the result of an over drain diversification. But for my defend, I can only say that no one will ever be able to say that I actually didn't try. And on top of that, I have no trust what so ever in any of my stocks to invest massively in them. I am a sexy market chicken and I totally assume. Worst scenario, if a stock doesn't please me well, I sell and - very worst of the worst scenario, I lose money. Thank God it doesn't happen too often.

I am mostly a buy and hold type of investor for the largest part - like of the what Derek Foster teach - and its why I had been successful so far. But when a stock need to be sell, I sell. And I am just very happy that I sold WTE, SJ, and DH, among other.

I have now more than 5k available to invest inside my TFSA and believe it or not, I have no ideas what to do with the money. That happen more and more often these days and its extremely annoying. I have money and I just don't know what to invest in!!??? And I am just going to have more cash when I will be selling that hell of Hydro One - if I decided to do so.

Anyhow, to finish on a very happy note until the last post, I can say that my latest investment in Pure Industrial Real Estate Trust (AAR.UN) had been another very great choice of mine and let it shine and collect happily the dividend. Let's go.

BMO Bank of Montreal is increasing my credit line interest rate for no reason

I received a letter from BMO Bank of Montreal saying that they are increasing the interest rate on my credit line of 0.61%. I wasn't expecting anything better coming from a Quebec institution, especially knowing how Quebeckers are incompetent. And this being for absolutely no reason at all. The prime rate haven't increased in Canada. Anyhow, I don't use that BMO credit line. And do you really believe that I will be using my BMO Bank of Montreal credit line anytime soon? Hell no. I am done with BMO Bank of Montreal. I also have a credit card with BMO Bank of Montreal, and I was using it quite regularly. Well, I have great news for you, I won't be using both my BMO Bank of Montreal credit card and credit line anymore. There you go my bunch of little f@ckers, acting like if they were big players... Of my life, I will never used any BMO Bank of Montreal credit products ever again. Want to hit me? I will hit harder.

I had experimented something similar with RBC Royal Bank a couple of years ago. I reacted by selling all of my RBC mutual fundd and fact is, I had been doing better ever since. On top of that, I no longer use any RBC credit products. And really, everyone should be doing the same. When a bank is increasing interest rate over no reason at all, especially when no changes had been apply to the prime rate, well, to received an increased on a credit product is really insulting.

Its now official, I have 2 banking enemies: BMO Bank of Montreal and RBC Royal Bank.

On the other hand, CIBC had been really good for me. I had received a free CIBC dividend credit card at no annual fees, which had been waive. Also, really recently, I had been offer a 0% credit card balance transfer promotion from CIBC. Customers need to stick to the best and in my case, CIBC always been really generous, offering me multiple credit card balance transfer, credit lines, etc. Currently, I consider CIBC as being the best bank to do business with. I might start a new broker account with them considering that CIBC always treated me like a princess.

Too bad that the TSX pull back today, but that doesn't really matter because my very awesome non-registered portfolio closed today session at a very good $169 600.86. My TFSA portfolio is at $60 267.31. I still have left $3 611.43 at my disposal to invest inside my TFSA, $4 000.40 inside my RRSP and $4 707.99 in cold cash that I am not trying to use - but I could eventually use $1 100 out of it for investment purposes if I find something interesting. 

I would really like to invest a new 5k, but at a yield of 5%, nothing more, nothing less.

Welcome in my TFSA portfolio Pure Industrial Real Estate Trust (AAR.UN)!

I still haven't find a new apartment, but I am actively searching. I am actually experienced the same problems about 10 years ago when I find my current place: its difficult to find something at a good price, but something that make sense at the same time. Currently, I am searching for a new apartment because here the rent increased every years and it begin to be too much asking for a tiny one and a half apartment. My current apartment being quite small, at now $665, I am feeling exploited. Montreal is better for renter than many Canadian cities, but its still difficult. One of the reasons why I have so much now is that Montreal is an affordable city to live in on a middle class salary. If I am having problem in Montreal, imagine the trouble that it might be to live in Toronto and Vancouver - or even worst: Hong Kong, Paris, New York, London... Anyhow, the search continue. And I won't mind staying where I am another year to put money aside for an eventually move - even if I already have plenty of cash - especially now. Because you know the girl, I am only getting better and this portfolio is only going up up up.

My non-registered portfolio closed today session at a very good $169 142.01. I couldn't believe my eyes. When this baby will be hitting the 170k mark, I don't know what I will do. Premium Brands Holdings Corporation (PBH) gains a spectacular 4.23%. Great good things!

I finally bought some Pure Industrial Real Estate Trust (AAR.UN) shares today for my TFSA portfolio. It was hard to resist to that 4.7% dividend yield. AAR.UN stocks are quite cheap too. I hope to reproduce with AAR.UN the same thing I did with Savaria Corporation (SIS). I bought SIS when it was really cheap and the gains today are quite impressive. I hope to be on another success story with AAR.UN. 

With this newest investment, my dividend income is now at $7 799.61, or $649.97 per month, which almost cover my too high rent.

Is Pure Industrial Real Estate Trust (AAR.UN) my newest heaven?

I am not so active on my blog these days for a really good reason: I am searching for a new place to live and its really not easy. Montreal is full of cheap dirty rabbit holes. I had been living in and off where I am currently staying for probably 10 years or so. And I didn't got back in the apartment searching deal ever since. And its quite a shock. All this is just leaving me with a so good excuse to finally leave Quebec province for good. I only wish. This is what you get for not studying enough and for not choosing a lucrative career: you get stuck in situation and life hit hard sometimes. Warren Buffett is all wrong when he say to young people to do and study what they like. Its a really bad advise and its too easy going. Warren Buffett was born with a silver spoon in his mouth. I can tell you what all the cold hard true about life because I wasn't born, like Warren Buffett, with a silver spoon in my mouth. In my case, the silver spoon switch side to go on some mysterious place.

This doesn't change anything on the fact that Warren Buffett evolve in his own little privileged world. The real life, you get to experience it when you are poor, have no one to rely on, and have to live and work in a place you really dislike... Hello story of my life!

Its always in moment of extreme vulnerability with my mouth full of deep shit that I turn to be a quick and smart ass. I am a lazy girl. I need electro chocs to have things work out. Its when I am hurt that I am at my best. And tonight is so not an exception. This is an evening to be remember of.

All this to say, I just found a new investment. Usually, it never go this quick. But I am now in love investors. My newest crush is name Pure Industrial Real Estate Trust (AAR.UN). A very top industrial REIT. Not expensive at all, nice yield, nice chart. Kind of fit me well. Pure Industrial Real Estate Trust (AAR.UN) will look good in my TFSA portfolio. I don't know if you have notice, but I like industrial stocks.

I find Pure Industrial Real Estate Trust (AAR.UN) on Stockopedia, just like I did for MRG.UN and PLC. I need something good to push it all up.

Saying a heartbreaking good bye to Westshore Terminals Invest Corp (WTE)

No real surprise, Emmanuel Marcon won the elections in France, just like I expected it to be, I told you so remember? French of France are so full of what you know what, its unbelievable. Whenever they are unhappy with their leading government, they use the Front National only to spice up things, an excuse, because they know there will always be that second run. In a way, their electoral system work against them, but its just they are not smart enough to realize it. While playing their dangerous nasty game, they are giving more voices to the Front National. Its so disgusting. And what is really more disgusting is to see all of those French of France idiots living in Canada like if this would be their home, taking advantage of our rich economy and stealing jobs belonging to Canadians. That's what French are only good at.

I like investing in stocks because its something I can do all alone, without having no one to deal with and interfere other than my own sexy self. And what I really like even more is to feel my control over my investments. I never doubt of my judgement, its my best weapon against everything that life decide to throw at me. Not that I couldn't do better, but most of the time, I can say, I couldn't do better. Its the reason why I am somewhat successful in the investing game. Because I can make decisions and I always try to defend my best interests.

What matter to me are my investments. And sometimes, decision had to be made, even if they are not happy ones. Its with somewhat sadness that today I decided to sell an investment that I had for many many years now: Westshore Terminals Invest Corp (WTE). WTE stock just continue to lose and lose and lose... I was watching, but at a point, this wasn't working for me anymore. So I sell today, and I was able to make a profit of 6.50%, $280.28. I got off late, but I was hoping to see WTE rebounce, but it didn't. Smart girls do what they have to do. I am really not in position to lose any money right now.

This sell move of WTE left me with a a couple thousands to invest. Its just a matter of making another good investment move to make even more money this time. I just don't know if you are ready for that yet, but I am.

Jean-François Tardif Premium Brands Holdings Corporation (PBH) is seriously in the profit zone

I am quite intrigue because according to my estimate, my net worth could currently be of $223 744.86. I might try to publish a quick update today to find out. The more gains I can make, the better I will be. A 50k seemed out of reach when I had just poor little money, a 100k was nice and surprising - just a confirmation that I was actually doing the right thing most of the time, a 150k quite enjoyable and real confirmation that I just needed to continue to invest more in stocks,... but a $200 000... now we are talking seriously. Whatever comes out after that will just be some candy love, but come on in whenever you like sexy gains, I am ready to take it all.

I can see myself hitting on the 250k very easily this year, especially if Emmanuel Macron win the election in France today. Marine Le Pen would be a too sharp and brutal leader, and I am really praying that French will use of what they have left as good judgement and vote for Macron. In France, Macron had received bad press for coming from Hollande government and his banker background. But its not bad at all from my perspective. At least, Macron had experience inside a leading government who had power and Le Pen never had a very active leading role inside an active government. Of course not, because so far in France history, French never elected the Front National.

And I don't understand why being a banker is a bad thing. Capitalist is a good thing. France need a strong leader to go back in track and create more opportunities for its population. Macron actually have good ideas for youth who are self-employed. I read about it and find the ideas proposed quite interesting. If Le Pen win, just be ready for a bad opening tomorrow, stock markets will probably all be down worldwide. I base myself on the fact that when Macron won the first run, markets went all up. For now, all we can do is pray and wait for the results. 

During that time, may people in Quebec and New Brunswick and maybe in other provinces too are facing major flooding. Its quite sad to see beautiful homes being ruined by water. However its not a surprise. When I went home in New Brunswick this Easter, I was shocked to see how much snow there was still left. And it result in flooding of course. They say its because the winter began too late and we had major snow late in the winter too. Nothing to help. Climatic changes could also be to blame. At least no one if affected at home. I couldn't live with myself being in Montreal while family facing flood in New Brunswick. It would be just too awful.

I am happy of my very latest investment in Veresen Inc. (VSN) as it gain 1.21% inside my non-registered portfolio. Some other stocks I hold had been slowed to show off some gains, but gains finally begin to show off, stop being so shy angel stocks:

Richards Packaging Income Fund (RPI.UN): 13.15%

Open Text Corporation (OTEXT): 9.56%

Just like expected, ACO.Y is a bit rocky. Anyhow, for a reason or another, I am very amuse by the fact that wake up each day just to make her business profitable not for her, but all for me.

GO! See sometimes, what stocks need is just a really good cheer up and enthusiasm.

Among my greatest achiever of all time - just try not to fail from your chair ok - we find:

FIRST POSITION: Premium Brands Holdings Corporation (PBH): +372.14%

SECOND: New Flyer Industries Inc. (NFI): +341%

THIRD: Methanex Corporation (MX): +272.61% 

Pembina Pipeline Corporation (PPL): +156.24%

Canadian National Railway Co (CNR) (in non-registered portfolio): +155.67%

Corby Distilleries Limited (CSW.A): +129.37%

Lassonde Inc. (LAS.A): +99.38%

K-Bro Linen Inc. (KBL): +91.20% 

TMX Group Inc. (X): +87.86%

Savaria Corporation (SIS) (in RRSP portfolio): +83.29%

Saputo Inc. (SAP): +81.18%

Enbridge Income Fund Holdings Inc. (ENF): +78.88%

Loblaw Companies (L): +71.01%

Fortis Inc. (FTS): +71.82%

Cineplex Inc. (CGX): +62.20% 

BIP.UN: +60.11% 

Enbridge Inc. (ENB): +58.50%  

Savaria Corporation (SIS) (in non-registered portfolio): +55.20%

TransCanada Corp (TRP): +56.85%

TD (in RRSP portfolio): +52.29%

Exchange Income Corporation (EIF): +52.14%

CT Real Estate Investment Trust (CRT.UN): +46.16%

Bank of Nova Scotia (BNS): +41.98% 

Park Lawn Corporation (PLC): +41.54%

BCE Inc. (BCE): +39.72%

The North West Company Inc. (NWC): +32.16%

Canadian National Railway Co (CNR) (in TFSA portfolio): +31.82%

Emera Inc. (EMA): +31.36% 

Toronto-Dominion Bank (T) (in RRSP portfolio): +30.06%

Canadian Utilities Limited (CU): +27.44%

Agrium Inc. (AGU): +27.38%

Park Lawn Corporation (PLC) (in TFSA portfolio): +26.59%

Morguard North American Residential Real Estate Investment Trust (MRG.UN): +20.11%

Emera Incorporated (EMA): inside RRSP: +75.49%

I am impress, but those number had been in for so long now that they leave me somewhat indifferent. at least now you have an idea of what good profits actually look like. If you are looking to build a portfolio, I think those stocks could be good picks and mix to start on.

Welcome back in my non-registered portfolio Veresen Inc. (VSN)!

The TSX closed with no special direction, but today was quite exciting. A few years ago, back in 2012 exactly, I had welcomed Veresen Inc. (VSN) in my portfolio. Just 2 years later, I was selling of VSN. From my perspective, VSN wasn't jumping enough in profit. But now in 2017, things are completely different. A stock that had in my portfolio for a very long time now, Pembina Pipeline Corporation (PPL), had announced today that they will acquired Veresen Inc. I find it very great and I got all excited by the news so I used up some margin money and bought some VSN shares at $18.18.

A girl do what she needs to do! Go go go VSN. PLEASE EXPLODE (in gains, of course). Make me happy all the way.

Just like PPL, Methanex Corporation (MX) is another stock that I had been holding to for a very very long time. I had made great gains on that single stock and its one of my greatest proud because I came with it. This wasn't a Derek Foster, Susan Brunner or Jean-François Tardif stock. Methanex Corporation (MX) was MY very own stock pick. Lately, MX announced an increased of its dividend of 9%. It was about time honey! I had been waiting for dividend increased of MX like FOREVER. 

A girl must sometimes used of her patience.

With all of those great news, my dividend income is now set for a $7 617.51 annually and as always, its exclude the dividend earn inside my RRSP portfolio.

Its good to have some great news because lately, I had worried a lot. Donald Trump is driving me crazy these days. Honey moon is over! Is he really going to cancel NAFTA? This is having a hard effect on my beautiful TSX - just at the moment where this lady is at the top of the top of her game, popping up the 200k net worth like if the TSX would be all mine. Donald Trump needs to calm down a bit.

During that time, Savaria Corporation (SIS) had been on a trade halt today. Imagine, SIS, is blockbusting all by acquiring a US company that I never heard about: Span-America Medical Systems, Inc. And all that for $80.2 million baby, and those dollars are in US! WOW. Just watch Savaria Corporation (SIS) kicking some ass!

A girl must known her stocks because its her best assets, not her ass.

Welcoming a net worth of $$204 277.66!

With a TSX at 15 712.46 points, I knew it was it. I knew I was at my new newest highest value ever. My overall portfolio is now at $291 084.99 and my net worth is at $204 277.66. Not too bad!

My debt situation on date of April 24, 2017

$86 807.33 at 4.25% = $3 689.31 in annual interest

[In date of April 24, 2017]

*For a complete update regarding my debt, click on the label "Debt situation" located at the right column of this blog.

My investment portfolio on date of April 24, 2017

Non registered Investments:
Cold cash: $4 247.97
  
Stocks and Units investment portfolio $CAN
Timminco (TIMNF): $0.27
Bank of Nova Scotia (BNS): $9 122.49
Blue Note Mining Inc. (BLNMF): $0.01
Methanex Corporation (MX): $6 341.71
Fortis Inc. (FTS): $5 143.44
Pembina Pipeline Corporation (PPL): $22 203.46
Just Energy Group Inc. (JE): $7 593.64
Enbridge Income Fund Holdings Inc. (ENF): $12 349.26
Corby Distilleries Limited (CSW.A): $2 806.25
Premium Brands Holdings Corporation (PBH): $40 295.02
iShares S&P/TSX Capped REIT Index (XRE): $2 565.64
New Flyer Industries Inc. (NFI): $5 384.88
TMX Group Inc. (X): $619.76
K-Bro Linen Inc. (KBL): $3 920
WesternOne Inc. (WEQ): $14.90
TransCanada Corp (TRP): $1 588.50
Canadian National Railway Co (CNR): $9 198.90
Enbridge Inc. (ENB): $1 598.24
Agrium Inc. (AGU): $5 697.56
Canadian Utilities Limited (CU): $1 635.06
Black Diamond Group Ltd (BDI): $95.25
Emera Inc. (EMA): $1 193.25
Cineplex Inc. (CGX): $1 328.75
BCE Inc. (BCE): $1 351.24
Saputo Inc. (SAP): $1 807.20
Lassonde Inc. (LAS.A): $2 420
Loblaw Companies (L): $884.16
Savaria Corporation (SIS): $7 494.20
Stornoway Diamond (SWY): $1 381.70
Open Text Corporation (OTEX): $1 858.40
Canadian Imperial Bank Of Commerce (CM): $3 391.80
ATCO Ltd. (ACO.Y): $3 015

TOTAL: $164 299.94

Stocks and Units investment portfolio $US:
Berkshire Hathaway Inc. (BRK.B): $1 326.24
Coca-Cola Company (The) (KO): $1 471.52
Cash: $33.99

TOTAL: $3 827.39 CAN 

Tax-free savings account (TFSA):
EnerCare Inc. (ECI): $62.85
Dumont Nickel Inc. (DNI): $20.09
RioCan Real Estate Investment Trust (REI.UN): $926.10
AltaGas Ltd (ALA): $926.40
CT Real Estate Investment Trust (CRT.UN): $1 488
Canadian National Railway Co (CNR): $4 088.40
Exchange Income Corporation (EIF): $9 061.60
Firm Capital Mortgage Investment Corporation (FC): $554
Brookfield Infrastructure Partners L.P. (BIP.UN): $3 559.04
Brookfield Renewable Energy Partners L.P. (BEP.UN): $1 245.30
Laurentian Bank of Canada (LB): $1 186.20
The North West Company Inc. (NWC): $1 587.50
Andrew Peller Limited (ADW.A): $3 797.80
Barrick Gold Corporation (ABX): $1 028.40
Canadian Imperial Bank Of Commerce (CM): $1 695.90
Hydro One Limited (H): $2 452.28
Toronto-Dominion Bank (TD): $1 333.60
Boyd Group Income Fund (BYD.UN): $2 617.50
Canadian Apartment Properties Real Estate Investment Trust (CAR.UN): $2 422.70
Keg Royalties Income Fund (The) (KEG.UN): $1 437.80
Data Communications Mgmt (DCM): $13.38
Westshore Terminals Invest Corp (WTE): $5 652.35
Morneau Shepell Inc. (MSI): $1 800
Royal Bank of Canada (RY): $3 842.80
Morguard North American Residential Real Estate Investment Trust (MRG.UN): $2 283
Parkland Fuel Corp (PKI): $1 891.20
Stornoway Diamond (SWY): $1 500.60
Park Lawn Corporation (PLC): $1 140
Toromont Industries Ltd (TIH): $1 860
Cash: $315.52

TOTAL: $61 790.31

RSP investment portfolio:
Emera Incorporated (EMA): $12 314.34
EnCana Corporation (ECA): $1 577.88
Toronto-Dominion Bank (TD): $2 000.40
Barrick Gold Corp (ABX): $1 285.50
Telus Corp (T): $2 229
Alimentation Couche-Tard Inc. (ATD.B): $489.60
Royal Bank of Canada (RY): $1 921.40
Savaria Corporation (SIS): $2 997.68
Thomson Reuters Corporation (TRI): $2 327.60
Park Lawn Corporation (PLC): $3 800
Richards Packaging Income Fund (RPI.UN): $976.80
Toromont Industries Ltd (TIH): $325.50
Cash: $3 978.77

Total: $36 224.47                                      

CIBC Dividend Growth Fund: $796.05
CIBC Emerging Markets Index Fund: $520.51
CIBC Monthly Income Fund: $1 395.63
Total: $2 712.19                         

Energy and Base Metals Term Savings (Indexed term savings): $577.30
Natural Resources Term Savings (Indexed term savings): $502.45

GIC National Bank: $1 315.37                           

Manulife Fidelity NorthStar GIF CAP B: $1 533.16
Manulife Simplicity Growth Portfolio: $1 299.95
Maritime Life CI Harbour Seg Fund: $1 220.21
Maritime Life Fidelity True North Seg Fund: $1 267.59
Manulife GIF MLIA B World Invest: $1 125.82

Other various: $4 792.64 + $1 486.90 + $2 651.96: $8 931.50

TOTAL: $56 810.01

Social Capital at Desjardins Membership share: $35
Pending online income: $57.71 + $51.66
Savings + Stocks, units, mutual funds + Tax-free Savings account + RRSP:
$291 084.99