An investor has sold a property that was part of a 1031 exchange. The original tax savings by doing the exchange was $100,000. Annual depreciation was lowered by $20,000 each year and the investor's income tax rate is 28%. At the time of sale, the investor had greater capital gains and therefore owes an additional $55,000 in taxes. The exchange was considered desirable as long as the investor earned more than ____ on her money each year until the second property was sold. Assume the investor held the property for 15 years.