More Book questions: Real Estate by the Numbers - Dave Meyer, J Scott

[Fawn Bertram]

Chapter 11, "Hone Your Skills" section has this practice question: "What is the IRR of an investment that costs $75,000 up front, earns you $22,000 per year for four years, and then generates $115,000 at sale?" I put this into Google Sheets, and got 31.85%, whereas the book answer is 11.02%. Anyone have an idea of whether this is a mistake in the book or my/Google's calculations? The XIRR() fn works fine in the existing examples from the accompanying spreadsheet. @Dave Meyer FYI