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Assume that a company is considering purchasing a new piece of equipment for $240,000 that would have a useful life of 10 years and no salvage value. The new equipment would cost $20,000 per year to operate and it would replace an old piece of equipment that costs $60,000 per year to operate. The old equipment currently being used could be sold for a salvage value of $40,000. What is the annual incremental net operating income provided by the new equipment?