A corporation has 10,000 bonds outstanding with a 6% semi-annual coupon rate, 10 years to maturity, a $1,000 face value, and a $1,100 market price. The company's 100,000 shares of preferred stock pay a $5 annual dividend, and sell for $50 per share. The company's 500,000 shares of common stock sell for $25 per share and have a beta of 1.5. The risk-free rate is 4%, and the market return is 12%. The company has stock price of $26 and an expected annual dividend of $1.30 a share which is to be paid next month. The dividend growth rate is 4 percent. Assuming a 40% tax rate, what is the company's WACC