Valles Galactic Industries recently bought a new plant for $27,000,000. The entire plant may be depreciated under the 7-year MACRS category and will be in-business for 8 years. VGI anticipates revenue of $8,000,000 a year in year 1 growing by $2,000,000 per year each year thereafter. VGI pays taxes at a rate of 12%. What is their after-tax rate of return on their investment