You are purchasing a property that has an initial NOI of $500,000 that will grow at 3% per year. It is being purchased with a 6% cap rate. You can finance your acquisition with financing equal to 75% of the purchase price at 4.625%, payable monthly, fully amortizing over 30 years. You plan to sell the property at 6.5% cap rate at the end of year 5 based on year's 6 NOI. What is the IRR to your equity?