You plan to buy a commercial building for $9,000,000 and hold it for 5 years. You will finance the purchase with a 65% LTV loan at 8% and an amortization period of 20 years. The PGI is $1,550,000 in year 1 and grows at 3.5%, vacancy is 20% of PGI, the OER is 35% of EGI, and you sell at a cap rate of 9%. What is the NPV if the required rate of return is 15%