An appraiser determines that a comparable property would have a holding period of 5 years, terminal cap rate (based on Yr6NOI ) of 8% and estimates 12% selling expenses. The property's purchase price was $475,000.00. The appraiser projects the following cash flows for NOI: Year 1: $47,000.00; Year 2: $48,000.00; Year 3: $55,000.00; Year 4: $60,000.00; Year 5: $45,000.00 Year 6: $40,000.00. What is the IRR (internal rate of return) for this comparable