Borrower Joe has an existing loan that requires 15 more years of monthly payments of $1,004. He is considering refinancing the loan balance of $117.095.08 with a new loan at the current market rate of 5.675% for 15-year loans. Both the old loan and the new loan require 2 points plus $500 in origination fees. If Joe chooses to refinance his existing loan with the new loan, what is the yield on his investment of the costs of refinancing?