All City, Inc., is financed 45% with debt, 6% with preferred stock, and 49% with common stock. Its cost of debt is 5.8%, its preferred stock pays an annual dividend of $2.52 and is priced at $29. t has an equity beta of 1.13. Assume the risk-free rate is 2.1%, the market risk premium is 7.3% and All City's tax rate is 35%. What is its after-tax WACC?