An appraiser determines that a comparable property would have a holding period of 5 years, terminal cap rate (based on Yr6NOI ) of 7.5% and estimates 13% selling expenses. The property's purchase price was $485,000.00. The appraiser projects the following cash flows for NOI: Year 1: $48,000.00; Year 2: $49,000.00; Year 3: $56,000.00; Year 4: $61,000.00; Year 5: $46,000.00; Year 6: $41,000.00. What is the IRR (internal rate of return) for this comparable