Down Under Stores is considering an investment with an initial cost of $236,000. In Year 4, the project will require an additional investment and finally, the project will be shut down in Year 7. The annual cash flows for Years 1 to 7, respectively, are projected as $64,000, $87,000, $91,000, $39,000, $122,000, $154,000, and $28,000. If the discounting approach is used (brining negative cashflows to time zero) applying a discount rate of 13 percent, what is the project's modified IRR (MIRR)?

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