A U.S. company plans to lease a manufacturing facility in Canada for 2 years. The company must spend 12.1 million Canadian dollars (CD) initially to refurbish the plant. The expected net cash flows from the plant for the next 2 years are: CF1 = 9.8 million CD and CF2 = 6.2 million CD. A similar project in the U.S. would have a cost of capital of 10%. In the U.S., a 1-year government bond pays 1.9% interest and a 2-year bond pays 2.5%. In Canada, a 1-year bond pays 2.1% and a 2-year bond pays 2.65%. The spot exchange rate is 1.0598 CD/US$. What is the NPV of the project?