Given the recent drop in mortgage interest rates, you have decided to refinance your home. Exactly 3 years ago, you obtained a $280,000.00 30-year mortgage with a fixed rate of 9% APR, compounded monthly. Today, you can get a 30-year loan for the currently outstanding loan balance at 8% interest, compounded monthly. This loan, however, requires you to pay a $250 appraisal fee and 3 points at the time of the refinancing (1 point equals 1% of the amount borrowed). Ignore tax considerations. If you refinance, how much LOWER will your new monthly payments be after you refinance?