Suppose a homeowner has an existing mortgage loan with these terms: Remaining balance of $150,000, interest rate of 8%, and remaining term of 10 years (monthly payments). This loan can be replaced by a loan at an interest rate of 6%, at a cost of 3% of the outstanding loan amount. Should the homeowner refinance? What is the net benefit(cost) to refinance(taking into account TVM)? (answer to 2 decimals 0.12)