You are considering a property purchase for $900,000 with a 75% LTV 10year interest only loan at 5%. The first year's PGI is $130,000, and you expect a vacancy of 10%, and all expenses to be 35% of EGI. PGI will grow at 3% per year. You will sell the property at the end of year 5 at a cap rate of 10%.

What is your before tax return on this investment?