AllCity, Inc., is financed 40% with debt, 8% with preferred stock, and 52% with common stock. Its cost of debt is 5.7%, its preferred stock pays an annual dividend of $2.49 and is priced at $30. It pays dividend of $2 to common stock owners and it is expected to rise by 5%. AllCity's tax rate is 35%. What is its after-tax WACC