A $18,304-$square$-$foot office space is leased at $$19$ per square foot during the first year with $$2$ step$-$up provisions each of the following years. The lease is gross with an expense stop$/$expense cap for the tenant set at $$7$ per square foot, and yearly expenses per square foot are as follows: $$4\mathrm{.}31,$$$8,$ and $$10.$ The lease provides for $4$ months of free rent at the end of the lease term. If the lease term is three years and the discount rate is $11$ percent, what is the effective rent per square foot?