1000 square foot office space is leased at $100/square foot during the first yea

1000 square foot office space is leased at $100/square foot during the first year with $2.00 step-up provisions each of the following years. The lease is gross with an expense stop set at $6.65/square foot and yearly expenses/square foot are as follows: $6.00 $6.65 and $7.00. The lease provides for two months of free rent at the end of the lease term. If the lease term is three years and the discount rate is 10.5% what is the effective rent/square foot?