You own a real estate investment company and your interns have provided the below annual estimates of NOI for an office building you can acquire today for $5m. They also estimate you would receive $6.3m in net sale proceeds when the property is sold at the end of 3 years based on paying 5% brokerage expenses. PNC bank has offered you a 3-year $3m interest-only loan at 5% with annual payments and no origination fees. What is the LEVERED internal rate of return of the investment? Please represent your answer as a percent with 2 decimals (ie, 0.748 as 7.48).

Year 1	Year 2	Year 3	Year 4
NOI	$367,530	$378,799	$390,406	$402,361