Suppose a company has an investment that requires an after-tax incremental cash outlay of $12,000 today. It estimates that the expected future after-tax cash flows associated with this investment are $5,000 in years 1 and 2, and $8,000 in year 3. What is the IRR?

a) 50%

b) 49.26%

c) 21.31%

d) cannot be determined