Five years ago you borrowed $$100,000$ to finance the purchase of a $$120,000$ house. The interest rate on the old mortgage is $10\%.$ Payment terms are being made monthly to amortize the loan over $30$ years. You have found another lender who will refinance the current outstanding loan balance at $8\%$ with monthly payments for $30$ years. The new lender will charge two discount points on the loan. Other refinancing costs will equal $$3,000.$ There are no prepayment penalties associated with either loan. You feel the appropriate opportunity cost to apply to this refinancing decision is $8\%.$