In using transaction data to determine the current value of the subject property, it is important to recognize that general market conditions may have changed since a particular transaction occurred. Property A sold 22 months ago for $250,000 and Property B sold 16 months ago for $221,000. If the two properties are priced today at $299,000 and $245,000, respectively, what is the average monthly rate of increase that can be used to adjust comparable prices for changes in market conditions?