A project has an initial cost of $10 million. The projects expected cash flows are $1 million the first year, $2 million the second year, and will increase by 1% per year thereafter. The project has an equity cost of capital of 9%, a debt cost of capital of 5%, a capital structure of 40% equity and 60 % debt, and has a tax rate of 27%. What is the NPV of this project?