You just closed a $400,000 residential mortgage loan The annual fixed interest rate is 5% based on a 30 year amortization schedule. Ten years from now, you expect rates will be lower and you plan on refinancing your loan with a new $410,000 mortgage loan with a 4.5% annual fixed interest rate based on a new 20 year amortization schedule. 

The bank will charge you $9,000 in closing costs to refinance. Assuming there is a benefit to refinancing, what is your projected annual Yield to Refinance?