Ann is looking for a fully amortizing 30 year Fixed Rate Mortgage with monthly payments for $1,250,000.

Mortgage A has a 4.38% interest rate and requires Ann to pay 1.5 points upfront.

Mortgage B does not require to pay any fees upfront.

Assuming Ann makes payments for 2 years before she sells the house, pays the bank the balance, and chooses the mortgage with the lowest IRR for this case, what should be the interest rate on mortgage B to make Ann indifferent between these two mortgages?