After-tax Interest Rates Used in Discounted Cash Flow Analysis and NPV

Apply these concepts to the analysis of investment project (e.g. factory, apartment building, equipment purchase, renovation, etc.)

The Excel Corp. has $1 million in corporate debt outstanding with a after-tax cost of 5%, and a maturity of two years. The only way it can finance a $500,000 investment is to refinance with $1.5 million of debt with a similar maturity, costing 8% after-tax. The investment would pay $55,000 in year 1 and $550,000 in year 2 (the investment has an IRR of .11). Assume that the current cost of equity is 12%, and that after refinancing, the firm will be 50% leveraged. Debt costs and cash flows are on an after-tax basis. Should the investment be accepted?