You have just obtained a $150,000 10-year 6% fixed-rate mortgage. The mortgage is amortized over 25 years. The interest rate is compounded semi-annually and you make monthly payments at the end of each month. Immediately after you signed the paperwork, mortgage rates dropped to 5%. Your bank has offered you the opportunity to renegotiate the mortgage for a penalty of $10,000. Should you take this opportunity? Assume your opportunity cost equals the mortgage rate