Assume you borrow an ARM of $120,000 for 30 years. Given initial interest rate-5%, margin-200 basis points, index rate at EOY1-6%, EOY2-4.5%, an annual rate cap -250 basis points. If the lender charges 3% prepayment penalty AND 3 points upfront, what is the effective interest rate (EAR) if the loan is paid off at the end of year 3? (hint: use CF function to find IRR)