A real estate development firm is looking to invest in a new apartment complex that requires an initial investment of $10M today. This project will yield free cash flows of $1M each year for the next 15 years (from t=1 to t=15). The firm is financed half with equity and half with bonds (assume no cash). The firm's beta is 1.5, the yield to maturity on its debt is 6.0%, and its tax rate is 20%. If the expected return on the S&P500 Index is 7.0% and the risk-free rate is 1.0%, what is the NPV of this project (in millions)?