You currently have a $8\mathrm{.}70\%$ mortgage with a remaining term of $10$ years and a remaining balance of $$1,000,000.$ You can refinance this loan at an interest rate of $7\mathrm{.}60\%,$ but it will cost you $$35,000$ in closing costs. You plan to own the property for $4$ more years. Given the above information, answer the below question:

What is the NPV of refinancing?