Bank of XYZ is considering the establishment of a new branch office on Main Street The banks economics department projects annual operating revenues of $413,664 from fee income generated by service sales and annual branch operating expenses of $179,553. The cost of procuring the property is $417,976 and branch construction will total an estimated $3,235,407; the facility is expected to last 31 years. If the bank has a minimum acceptable rate of return on its invested capital of 0.13, what is the NPV of this branch office project?