An investor is considering the purchase of an income property for $4,500,000. The property is expected to generate $5,000 per year for the first two years. Afterwards, the property is expected to generate $8,000 per year. If the property is sold in five years, the value of the property is expected to increase by $500,000. If the investors target rate of return is 3%, what is the net present value (NPV) of this income property if it is sold at the end of five years?