A property owner is evaluating the following alternatives for leasing space in his office building for the next five years:

Gross lease with expense stop and CPI adjustment. Rent will be $24 the first year and increase by the full amount of any change in the CPI after the first year with an expense stop at $9 per square foot. The CPI and operating expenses are followed: The CPI is expected to increase 6 percent per year. Expenses are estimated to be $9 during the first year and increase by $1 per year thereafter. Calculate the effective rent to the owner (after expenses) for the lease using a 11 percent discount rate.