Estefan Industries has a new project available that requires an initial investment of $4.7 million. The project will provide unlevered cash flows of $845,000 per year for the next 20 years. The company will finance the project with a debt-value ratio of .3. The companys bonds have a YTM of 6.6 percent. The companies with operations comparable to this project have unlevered betas of 1.14, 1.07, 1.29, and 1.24. The risk-free rate is 4 percent and the market risk premium is 6.8 percent. The tax rate is 25 percent. What is the NPV of this project?