You borrowed $445,000 with a 30-year, fully amortized mortgage ten years ago. The rate on the loan is 3.625% and you have made 120 payments on the loan. A mortgage broker has identified a lender that will refinance your existing loan with a new 20- year mortgage with a rate of 2.75%. The upfront refinancing costs consist of 1.85 points. What is NPV of the refinancing if you believe that you will repay the loan over its full term?