Your company has an opportunity to invest in a project that is expected to result in after-tax cash flows of $18,000 the first year, $20,000 the second year, $23,000 the third year, $26,000 the fourth year, $30,000 the fifth year, and $36,000 the sixth year. The project would cost the firm $78,000. If the firm's cost of capital is 15%, what is the modified internal rate of return?