i keep getting 10.18 and it says it wrong can you help :)

An investor obtained a fully amortizing mortgage five years ago for 595,000 at 11 percent for 30 years. Mortgage rates have dropped, so that a fully amortizing 25-year loan can be obtained at 9.5 percent. There is no prepayment penalty on the mortgage balance of the original loan, but three points will be charged on the new loan and other closing costs will be $2,000. All payments are monthly. Assume that the investor borrows only an amount equal to the outstanding balance of the loan. What is the return on investment if the borrower refinances the property? (Hint: the points charged is treated like any other costs.) Answer: 10.18