You are considering constructing a new plant to manufacture a new product. You anticipate that the plant will take a year to build and cost $100 million upfront. Once built, it will generate cash flow of $15 million at the end of every year over the life of the plant. The plant will wear out 20 years after its completion. At that point you expect to get $10 million in salvage value for the plant. Using a cost of capital (interest rate) of 12%, calculate the present Worth of the plant. Calculate the IRR.