Ned is considering opening a new store that specializes in left-handed gadgets. Ned bought some land 5 years ago for $5 million. If the land were sold today, Ned would net $9.2 million. Ned wants to build the new store on this land; the building will cost $12.2 million to build, and the site requires $1,196,000 worth of grading before it is suitable for construction. What is the proper cash flow amount to use as the initial investment in fixed assets when evaluating this project?