Alice owns land with an adjusted basis of $305,000, subject to a mortgage of $175,000. Real estate taxes are $4,000 per calendar year and are payable on December 31. Half-way through 2016, Alice sells her land for $325,000 in cash, a note for $300,000, and property with a fair market value of $65,000. The buyer assumes the mortgage on the land. Calculate Alice's realized gain or loss