Ann would like to buy a house. It costs $800,000. Her down payment will be $40,000. She will take out a mortgage for $760,000. It will be a 30 year, fully amortizing, FRM, with constant monthly payments and monthly compounding. The annual interest rate is 4.00%. She must pay 2.5% in fees at the time of the loan.

1. Compute Anns annualized IRR for the mortgage in the spreadsheet. (Use the net cash flow.)

(1.a) What is the annualized IRR for the mortgage?

(1.b) Is it higher or lower than the mortgage contract rate?

(1.c) Why?