A property sold for $10 million with a LTV ratio of 70%, interest rate of 9.5% over 25 years. The buyer expects the NOI to be $1 million in the first year and increasing by 2% each year over 5 years. At the end of 5 years, the property is expected to be sold at a terminal cap rate of 11%. What is the equity yield rate (IRR) for the property, lender, and equity investor? Use Excel to calculate the IRR.