A firm will use an existing warehouse for a project. The firm can sell the warehouse today for $3,511,244.00 (after-tax cash flow) IF it rejects this opportunity. The project will last 10.00 years, and the firm thinks the after-tax value of the warehouse will appreciate by 5.00% per year during that time. Ignoring taxes, what is the net opportunity cost of this warehouse if the cost of capital facing the firm is 12.00%?