An investor is evaluating the profitability of an anticipated land investment with an asking price of $2,000 per acre. There is a current net cash flow of $120 per acre. The investor plans on holding the investment for 10 years and has a 5% real cost of capital. The anticipated inflation rate is 4% which equally affects net cash flows, and the cost of capital. The land values are expected to grow at 6% annually. The investors tax rate is 20%. Assume that the investor pays 20% down payment and takes out a loan for the rest at 11% interest with equal payments over 30 years. What is the IRR and MIRR of this investment?