The following marginal cash flows are expected from the renovation of a downtown office building: initial construction costs will be $450,000; the after-tax cash flows for years 1-5 will increase by $62,000; the after-tax cash flows for years 6-9 will increase by $78,000; the after-tax cash flow for year 10, including the proceeds from sale (reversion), will increase by $85,000. If the required rate of return on a similar type of property is 16%, should the improvements be undertaken?