Ann wants to buy an office building which costs $1,000,000. She obtains a 10 year fully amortizing fixed rate mortgage with 70% LTV, an annual interest rate of 5%, with annual payments. The mortgage has a 3% prepayment penalty if the borrower prepays in the first 3 years. Suppose Ann makes the required payment for the first year and prepays immediately after that. What is the IRR on Ann's mortgage?