You are the CFO of a beer and wine distribution company, B&W Company, which is planning to expand into Florida. The Board has asked you to do an analysis of the expected return on a new warehouse and related equipment required for the expansion. The new warehouse would be more efficient and could handle the volume anticipated in the new territory. The project would require an initial investment of $20 million with an add-on investment of $5 million at the end of Year 2. The expected after-tax returns for the next 5 years are: $4 million, $5 million, $8 million, $9 million, and $9 million respectively.

You assume the projects returns are received at the end of each year and have determined the WACC is 8%.

1. What is the projects MIRR? (Your answer should be a % carried to 2 places.)