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You just bought a property at 21 Randolph Street for $400,000. In Year 1, your expected before-tax operating cash flow from this property is $33,000, in Year 2 it is $37,000 and in Year 3 it is $39,000. At the end of Year 3 you expect to sell the property for $600,000. What is the expected internal rate of return on this investment? Assume each operating cash flow is received in one payment at the end of the year. Round answer to two decimal places. Numeric Response