9. Aaron Mines Inc., a large coal miner, is considering opening a new mine. The project has a cost of $35,000,000 and is expected to provide after-tax annual cash flows of $25,000,000 for two years. At the end of the project the company projects that there will be remediation costs of $10,000,000. You have calculated a cost of capital and financing costs for the firm of 12 percent. What is the project's MIRR