Based on the below data, what is the expected IRR of your investment assuming it was purchased 100% cash. (Round to two decimals)

Net operating income $75,000

Sell the property in five years.

Assume the net operating income increases at 3.0%

Assume the terminal cap rate is 10.0%

Assume the going in cap rate was 8.0%

Discount rate on similar investments 8.5%

Bank financing is offered at 7% for 20 years