House, Inc. is a large real estate investment company, is considering the acquisition of a recently constructed office building for a total amount of $250 million. Based on the engineering design, the building is expected to have a useful life of 50 years; however, the company is planning to hold on to the investment for 10 year and then sell the building to another corporate investor. It is expected that during the next 10 years the market value of the building will increase at the rate of 3% per year. Throughout the investment holding period of 10 years the building could be rented out to a corporate customer for the annual rental fee of 20 million dollars . The total operating costs have been estimated at $5 million per year. The company is using the straight-line depreciation method; its income tax (as well as the capital gain tax) rate is equal to 20%.House, Inc. is using 25% of debt and 75% of equity to finance all of its investments. The Treasury bills in the country are offering the interest rate of 2% the market risk premium is equal to 6%. The only source of company's debt are long-term bank loans (with the current interest rate of 4%). The company's beta is currently equal to 0.87 (1.00 = stock market average).

Please show/show the following tasks in Excel Sheets:

- Find the project's cash flows.

- Estimate the project's discount rate.

- Calculate the project's IRR.

- Calculate the project's NPV.