A new robotic welder can be leased for $5$ years with annual payments of $$300,000$ with the first payment occurring at lease inception. The system would cost $$1,050,000$ to buy and would be depreciated straight$-$line to a zero salvage value. The actual salvage value is zero. The firm can borrow at $6$ percent and has a tax rate of $23$ percent. What discount rate should be used for valuing the lease?