Maple Leaf Oil Corp. is a Canadian natural resources company. They are considering buying the rights to a piece of land that has strong potential for gold production through surface extraction techniques. They project the following net cash flows ($ millions Canadian):

• Year 1: $10
• Year 2: $10
• Year 3: $40
• Year 4: $25

After year 4, the gold field will be played out and not profitable to continue mining. The purchase price for this land is $45 million Canadian. What would the annual rate of return be on this investment?