A commerical real estate property has been evaluated by an appraiser, who estimates the following Net Operating Income for property over the next 6 years. Initially, the property will have $90,000 Net Operating Income, and then will jump to $110,000, and then grow consistently at 5% thereafter. Assuming a cost of capital of 8%, what is the value of the property? What is the property's Internal Rate of Return (IRR)?