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A borrower takes out a 30-year mortgage loan (with monthly payments) for $300,000 with an interest rate of 12% The lender requires 4.0 points to

A borrower takes out a 30-year mortgage loan (with monthly payments) for $300,000 with an interest rate of 12% The lender requires 4.0 points to be paid at closing.

What is the effective annual interest rate on the loan if the loan is repaid after 10 years?

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