XYZ Corporation is considering an investment that requires an initial outlay of $1,000,000. The project is expected to generate cash inflows of $300,000 in Year 1, increasing by $50,000 each year until Year 5. However, the project will also incur annual operating expenses of $100,000 starting from Year 1. If XYZ Corporation's discount rate is 12%, what is the NPV of this investment