What is the going-in capitalization rate of the investment assuming an acquisition price of $8,500,000 and that year 1 NOI is calculated using an "above-line" treatment of capital expenses and leasing commissions? What are the estimated net proceeds received from the sale of the property at the end of year 5 based on the assumptions discussed above? What is the maximum amount your firm should be willing to pay for the property based on a discounted cash flow analysis? What are the NPV and IRR generated by the property assuming an $8,500,000 acquisition price? Should your firm invest in Concord Commons Office Park?