You are purchasing a property that has an initial NOI of $$500,000$ that will grow at $3\%$ per year. It is being purchased with a $6\%$ cap rate. You can finance your acquisition with financing equal to $75\%$ of the purchase price at $4\mathrm{.}625\%,$ payable monthly, fully amortizing over $30$ years. You plan to sell the property at $6\mathrm{.}5\%$ cap rate at the end of year $5$ based on year$$s $6$ NOI. What is the IRR to your equity?