Jill buys a house for $100,000 with no mortgage. Jills buying costs were 5% of the house price. Jill lives there for exactly 30 years and sells it. Suppose the price of Jills house grows 4.5% per year (compounded annually) and selling expenses are 8% of the sales price. Suppose Jills annual cost of ownership net of tax savings is exactly equal to the annual rent she would have paid to live in the same house. What is Jills annual IRR from owning net of renting?