You are an employee of University Consultants, Limited, and have been given the following assignment. You are to present an investment analysis of a small retail income$-$producing property for sale to a potential investor. The asking price for the property is $$1,290,000$; rents are estimated at $$165,120$ during the first year and are expected to grow at $2\mathrm{.}5$ percent per year thereafter. Vacancies and collection losses are expected to be $10$ percent of rents. Operating expenses will be $35$ percent of effective gross income. A fully amortizing $70$ percent loan can be obtained at $7$ percent interest for $30$ years $($total annual payments will be monthly payments $\backslash$times $12).$ The property is expected to appreciate in value at $3$ percent per year and is expected to be owned for five years and then sold.