A project requires a $150,000 investment today and provides cash flows of $30,000 at the end of the next 4 years, $35,000 at the end of years 5 through 9 and a final inflow of $40,000 at the end of the tenth year. The cost of capital (discount rate) is 13% and the reinvestment rate is 15%. What is the modified internal rate of return?