Action Inc. has $80 million in debt and 60% of its capital structure consists of common equity. The firm has no preferred stock. The firms bonds have a coupon rate of 9% and YTM of 8.5%, and the firm is subject to a 30% corporate tax rate. The firm has common stock with a beta of 1.25. The risk free rate on Treasury bills is 4% and the expected market risk premium is 10%. What is the minimum after-tax rate of return that Action must earn on its investments?