Given the following information regarding an income producing property, determine the after-tax net present value (NPV) for an investor: expected holding period: five years; 1st year expected BTCF: $30,656; 2nd year expected BTCF: $33,329; 3rd year expected BTCF: $36,082; 4th year expected BTCF: $38,918; 5th year expected BTCF: $41,839; 1st year expected tax liability: $7,645; 2nd year expected tax liability: $8,658; 3rd year expected tax liability: $9,708; 4th year expected tax liability: $10,798; 5th year expected tax liability: $6,951; estimated before tax equity reversion at end of year 5: $343,674; expected taxes due on sale at end of year 5: $32,032; required equity investment: $241,163; investor before-tax opportunity cost: 13.0%, tax rate 30%, market rates before tax 11%.