A property generates an NOI of $580,000. There is also an additional cost of tenant improvement expenditures paid for by the landlord equal to $235,000, which is not included in the NOI. The property is used to secure an interest-only loan of $2,780,000 and the annual interest rate is 7.4%. The annual depreciation of the property is $99,700. The investor’s marginal tax rate is 46.5%.  What is the After-Tax Cash Flow (ATCF)?