Rubben LLC is evaluating a new project with an initial investment of $109,232. The cash flows over the three-year life of the investment are the following: the firm expects to receive $40,462 in the first year, $46,051 in the second year, and $51,444 in the third year. The project will be closed out at the end of the third year. If the firm requires a rate of return of 10 percent, what is the net present value of this investment?