Dubai Corporation manufactures construction equipment. It is currently at its target debt equity ratio of .70. Its considering building a new $45 million manufacturing facility. This new plant is expected to generate after-tax cash flows of $6.2 million a year in perpetuity. The company raises all equity from outside financing. There are three financing options:

1. A new issue of common stock: The flotation costs of the new common stock would be 8 percent of the amount raised. The required return on the companys new equity is 14 percent.

2. A new issue of 20-year bonds: The flotation costs of the new bonds would be 4 percent of the proceeds. If the company issues these new bonds at an annual coupon rate of 8 percent, they will sell at par.

3. Increased use of accounts payable financing: Because this financing is part of the companys ongoing daily business, it has no flotation costs, and the company assigns it a cost that is the same as the overall firm WACC. Management has a target ratio of accounts payable to long-term debt of .20. (Assume there is no difference between the pretax and after-tax accounts payable cost.)

Required:

What is the NPV of the new plant? Assume that Dubai Corporation has a 35 percent tax rate.