Francis is considering opening a bakery. If she does so, there will be startup costs of $2,596,831, and it will produce a yearly EBIT of $310,500 for 20 years, with the first cash flow one year from when it opens. She will borrow $851,454 for 30 years to help offset startup costs, and her cost of debt will be 6.2%. Her tax rate is 21%, and her levered cost of equity is 11%. What is the NPV to her of opening the bakery? Please use the FTE method, and show all calculations.