Peretuity

Hi Please can you assist with the below: An investment of $100,000 to be made on 31 December 20X7 will produce an annual return of $13,000 in perpetuity, with the first income occurring on 1 January 20X8. What is the net present value of this investment (to the nearest $10) on 31 December 20X6, discounted at 10%? The correct answer is: $39,090 I cannot understand where the answer comes from. This is how I worked it out: Perpetuity = 13,000/0.1= 130,000+13,000< Since perp is made right away. NPV=143,000-100,000 = 43,000 Thank you