Question: A borrower has a 30 year fully amortizing FRM, with a $300,000 balance, 4.5% rate. There is a 3% prepayment penalty on this loan if it is repaid before 5 years. After 5 years of holding this loan, market interest rates have dropped and the borrower is considering a refinance. A 25 year fully amortizing FRM is available with a 3% rate, and has $3,000 in origination fees. The borrower plans to finance the cost of refinance by adding these fees to the new balance of the loan. If the borrower plans to hold the new loan until maturity, what is the internal rate of return on this loan? (Round to 2 decimal places; if your answer is ten and half percent, enter 10.50.)