A company is considering opening an office and is trying to decide if the new office should be owned or leased. The company will have to invest $$2\mathrm{.}5$ million in office furniture, office equipment, and other up$-$front costs associated with opening the new office before considering the cost of owning or leasing the office space. This new office will allow the company to increase its annual sales by $$2\mathrm{.}5$ million of which the cost of goods sold is expected to be $40\%$ of sales and corporate overhead would increase by $$300,000,$ not including the cost of either acquiring or leasing the office space.

Cash flows for owning versus leasing are estimated as follows. Assume that the cash flows from operations will remain the same level over a $15-$year holding period. If purchased, the company will need $$4\mathrm{.}5$ million as purchase price, where the company plans to invest $$1\mathrm{.}35$ million in equity and finance the rest $(70\%$ LTV$)$ with an interest$-$only loan at the rate of $4\mathrm{.}5\%$ that has a balloon payment due when the property is sold. The land value of the $$4\mathrm{.}5$ million purchase price is $$900,000$ and the remainder is the building value which will be depreciated over $39$ years. The company is in a $21\%$ tax bracket.

The company can lease it alternately for $$450,000$ per year for a period of $15$ years, with the company paying all the operating expenses. Operating expenses are estimated to be $50\%$ of the annual lease payments. Estimates are that the property value will increase to $$5$ million at the end of $15$ years. The after$-$tax cash flow from sale of the property at the end of year $15$ is expected to be $$1,454,231.$

The own versus lease information can be summarized as below.

Personal Property

$$2,500,000$

$$2,500,000$

Own

Lease

Sales

$$2,500,000$

$$2,500,000$

Cost of Goods Sold

$$1,000,000$

$$1,000,000$

Gross Income

$$1,500,000$

$$1,500,000$

Operating Expenses

Business

$$300,000$

$$300,000$

Real Estate

$$225,000$

$$225,000$

Lease Payments

$$450,000$

Interest

$$141,750$

Depreciation

$$92,308$

Taxable Income

$$740,942$

$$525,000$

Tax

$$155,598$

$$110,250$

Income After Tax

$$585,344$

$$414,750$

Plus: Depreciation

$$92,308$

After$-$tax Cash Flow

$$677,652$

$$414,750$

Purchase Price

$$4,500,000$

Company's Investment Equity

$$1,350,000$

Sale Price in $15$ Years

$$5,000,000$

ATCF Sale in Year $15$

$$1,454,231$

What is the return from opening the office building under the assumption that it is owned? $($round your final answer to $2$ decimals$)$