You are planning to invest in an office building whose current market value is $133,000,000, and it is expected to increase at the inflation rate of 2.5% per year. You bank is offering you a $92,000,000, 30-year FRM loan at 8.5% interest rate. The loan comes with 1.25 discount points. In addition, the lender will receive 45% of any appreciation in the value of the property. The appreciation payment is due at the end of year 10. If the loan is expected to be prepaid in 10 years, what is the expected yield to the lender?