A firm's capital structure for its common stock, preferred stock and debt (bond) is 20%,40% and 40% respectively. The firm's beta is 1 . The risk free rate is 2% and the market risk premium is 5%. The firm recently paid a $4.32 prefered stock dividend per share while its price is $95 per share. The firm's 4.25% coupon bond issue trades at par and matures in 25 years. The firm's tax rate is 21%. What is the Weighted Average Cost of Capital