A real estate investor likes to "flip" houses. That is, he likes to buy a house at a low price and then "flip" or sell the house for a higher price. The investor is looking at a foreclosed house that will cost $238,638.00 today. He will invest an additional $42,675.00 in the first year of owning the house to upgrade its features. He then believes he can sell the house for $438,214.00 at the end of the second year.

What is the NPV of this investment if our investor wants to earn a 16.00% annual return on the house?