A lender is offering a 30 -year, monthly payment fixed rate mortgage (FRM) loan at 4.5% with an $800 origination fee and 2.5 discount points. A borrower wants a loan for $538,000. What is the yield to the lender, the effective borrowing cost to the borrower, and the APR assuming the loan is held to maturity? Use both the IRR and RATE functions in the green highlighted cells as indicated.