A company has no preferred stock, and has 250,000 common shares trading at $41.23. You expect their stock to pay a dividend next year of $5.77, and you think this will grow by 3% a year going forward. They have $9,000,000 Face Value of debt outstanding, with 14 years until maturity, paying a 12% semiannual coupon, with a YTM of 8%. Their tax rate is 24%. What is the WACC?