Maple is considering an expansion project. The project will generate free cash flows of $20M per year in perpetuity, and requires an initial investment of $180M. Maple has a target Debt/Equity ratio of 3, and faces a tax rate of 30%. At this target debt ratio, the weighted average cost of capital is rwacc = 10%. The firm's cost of debt is 6%. What is the Net Present Value of the project? $9M $20M $31M $36M