A company has an opportunity to invest in a project that is expected to result in after-tax cash flows of $18,000 the first year, $20,000 the second year, $23,000 the third year, -$8,000 the fourth year, $30,000 the fifth year, $36,000 the sixth year, $39,000 the seventh year, and - $6,000 the eighth year. The project would cost the firm $142,000. If the firm's cost of capital is 13%, what is the modified internal rate of return for the project?