Porter Climate Control is evaluating a proposal to move some manufacturing operations from an obsolete plant in Illinois to a new facility in Mexico. The new facility will cost $57 million to open and is expected to result in savings of $16 million per year for the first 4 years. At the end of 4 years, Porter will decide either to close the plant in Mexico or to keep it indefinitely. If Porter closes the plant, the building and equipment can be sold for $20 million. If the plant is kept, assume that the $16 million annual cost savings would turn into a perpetuity. There is a 70% chance the plant will remain in operation after 4 years. What is the expected NPV of the project, given a discount rate of 12%?