A 1,000 square foot office space is leased at $14.00 per square foot during the first year with $1.00 step-up provisions each of the following years. The lease is gross with an expense stop set at $4.2 per square foot, and yearly expenses per square foot are as follows: $5.20, $6.00, and $6.50. The lease provides for two months of free rent at the end of the lease term. If the lease term is three years and the discount rate is 11%, what is the effective rent per square foot? (From the landloard perspective)