You have decided to invest in a warehouse that is currently being rented out for $$35,000$ per year for the next $5$ years with rent paid at the beginning of each year. After the $5$ year lease expires, you expect to be able to raise the rent by $3\%$ per year with annual payments at the beginning of each year for the next $10$ years. Suppose that the current owner of the warehouse is offering to sell it for $$225,000.$ If you paid this price, what annual rate of return would you earn on this warehouse expressed as a percentage calculated to two decimal places?