A homeowner purchases a property for $1,000,000. She finances the purchase with an 80% LTV, 30-year fully amortizing graduated payment mortgage (GPM) carrying a 10% interest rate. A 20% rate of graduation will be applied to monthly payments beginning year 3 and the beginning of year 5, only (so, fixed for two two-year periods and then fixed for all years 5, 6, 7, ...). She will sell the home in year 6. What is the ECB for the loan if the fees are 3% plus $10,000?