Da Feng is looking to refinance his home because rates have gone down since he purchased the house 5 years ago. He started with a 30-year fixed-rate mortgage of $240,000 at an annual rate of 6.75%. He has just made the 5th annual payment. He can now get a 25-year fixed-rate mortgage at an annual rate of 5.5% on the remaining balance of his initial mortgage. In order to re-finance, Da Feng will need to pay closing costs of $4,500. These costs are out of pocket and cannot be rolled into the new mortgage. What is the NPV of the refinancing decision (rounding to the nearest dollar)? Select one: Select one: 25,022 28,156 23,656 O 23,686