Two potential uses of a vacant site have been identified. Office space could be constructed at a cost of $5 million, which would produce NOI of $300,000 the first year and $600,000/year for the next four years. It is expected to be sold for $5.2 million at the end of year 5. Alternatively, retail space could be constructed at a cost for $4 million that would produce NOI of $300,000 the first year and $500,000/ year the next four years. It is expected to sell for $4.5 million at the end of year 5. Suppose the appropriate discount rates were 10% for office and 11% for retail. What is the highest and best use of this site?