MB REIT owns a shopping center with adjusted NOI of $10 m. Market cap rates for similar properties are 8 percent. The property currently has a $50 million, 7 percent mortgage that expires in six months. The REIT is offered three replacement mortgages $50 million at six percent, $60 million at 7 percent, and $70 million at 8.25 percent. All of the loans are for ten years and are interest only. MB REIT is not a taxpayer. Which loan is best?