An investment project with no residual value has a net present value of $87,980 when it is discounted using a cost of capital of 10%. The annual cash flows are as follows: Year $ 0 (200,000) 1 80,000 2 90,000 3 100,000 4 60,000 5 40,000 Calculate the Internal Rate of Return (IRR) of the project. (use Discount factor 20% as high level)