An investor would like to purchase a new office property for $2.75 million. NOI is expected to be $194,000 per year and increase at 2 percent annually, the same rate at which the property is expected to increase in value. The building and improvements represent 80 percent of value and will be depreciated over 39 years (1 39 per year with no mid-month convention for year 1). The project is expected to be sold after five years. Assume a 35 percent tax bracket for ordinary income, a 25 percent for depreciation recapture, and 20 percent for capital gains taxes.

Calculate the breakeven interest rate (BEIR) for this project.