aport finance team with the help of others at the port has done a great deal of financial analysis. jonathan earlier talked about a total of land improvements that have a net present value of approximately $90 million, and i think the question some of you are asking is is it worth it to undertake that amount of work under this deal, so the analysis and now here is to look out whether there was no america's cup and we continue to collect rent from them, what would the revenues to the port steve? -- wedgewood revenues to the port -- what would revenues to the port be, and we are looking at a total lost rent of 52 port $5 million, and for 26 28 cents, almost $15 million. -- 42008, almost 15 -- an four port 28, almost $15 million. we would like to talk about what would happen if there is no improvement. it has a 10-your use for life, and once it is red tagged and sitting there, it becomes an influence like you're 36, so we have done some estimates, and we are seeing a cost around $41 million, and that would certainly improve the bay and remove the concrete structure, but it would provid