A borrower takes out a 30-year adjustable rate mortgage loan for $312,000 with monthly payments. The first two years of the loan have a "teaser" rate of 4%, after that, the rate can reset with a 5% annual payment cap. On the reset date, the composite rate is 6% (at the end of year 2). Assume that the loan allows for negative amortization. What would be the outstanding balance on the loan at the end of Year 3?