A company plans to make and sell a new product with net cash flows of $85,000 for year 1 - 10 and -20,000 in year 11 and 95,000 in year 12. They will have to purchase new equipment at $200,000 with a 12 year life and a $20,000 salvage value. The company's required rate of return is 12%. What is the net present value?