Clyde has the opportunity to purchase a large building for $563,159. He will need to spend additional $106,109 to renovate and convert to an upscale dinning establishment. He estimates the following after tax cashflows. Year 6 cashflow includes the terminal value of the venture. What is the MIRR of the venture if Clyde's cost of capital is 9% (round to 2 decimal places).

year 1 - 81,057

year 2 - 102,390

year 3 - 114,456

year 4 - 139,813

year 5 - 148,235

year 6 - 996,665