Suppose the most productive use of a particular site is as a manufacturing plant that will generate revenues of $17,000,000 per year with raw material costs and operating expenses (other than net rent) of $8,000,000 per year, and construction costs (for the plant and equipment) that can be paid for with a perpetual loan with interest of $5,000,000 per year. According to the residual theory, how much is this site worth in terms of annual land rent