Jill buys a house for $800k, lives there for exactly 10 years and sells it.

Suppose Jills annual cost of ownership is exactly equal to the annual rent she would have paid to live in the same house.

Suppose the price of Jills house grows 3.4% annually.

Buying expenses are 5% of purchase price and selling expenses are 8% of sale price.

Compute Jills annual IRR from owning net of renting.