You and your friends are planning to invest in a local. The options are as follows:

t	Library	Coffee shop	Drug store	Electronics
0	$ (600,000.00)	$ (800,000.00)	$ (800,000.00)	$ (800,000.00)
1	$ 135,000.00	$ 175,000.00	$ 200,000.00	$ 150,000.00

Suppose that all options have an indefinite lifespan. The cash flows of the library, the coffee shop and the electronics store are expected to grow annually 2% on perpetuity. While the drug store cash flows will remain constant. If the opportunity cost of capital is 10% what is the internal rate of return (IRR) of each project and what is the incremental IRR of investing in the coffee shop over the drug store?