need a return decomposition

For the following project: 2-year investment The first NOI is 10 at t=1, and NOI changes by +2%/yr forever. The (going-in) cap rate is 9% at t=0 and decreases by 50 bps/yr to 8% (going-out) at t=2. Capital Expenditures are 15% of NOI. The investment is levered with a two-year interest-only loan at a 5% interest rate with the initial LTV of 0.5