You rent a commercial retail building and just signed a new five$-$year lease with annual rents of $$9,000$ per month. During the first two years of the lease the tenant will be offered two months$$ free rent each year. The landlord will spend $$20,000$ on tenant improvements and finance them at $8\%.$ The discount rate is $14\%.$ The building is $6,000$ square feet.

What is the effective rent per square foot using Level Equivalent Rents?