You paid $475,000 for a duplex and financed 75% of the purchase price. Your forecasted cash flows for the property are listed below and you expect to sell the property for $499,000 at the end of year 5 and you owe $327,139.86 on the property. What is your expected internal rate of return?

Year 1 $9,000

Year 2 $11,000

Year 3 $10,000

Year 4 $13,000

Year 5 $12,000