As a consultant t GBH Skiwear, you have been asked to compute the appropriate discount rate to use in the evaluation of the purchase of a new warehouse facility. You have determained the market value of he firm's current capital structure (which the firm considers to be its target mix of financing sources) as follows To finance the purchase, GBH will sell 20-year bonds with a $1,000 par value paying 8.5 percent per year (paid semi annually) at the market price of $937. Perferred stock paying a $2.54 dividend can be sold for $35.75. Common stock for GBH is currently selling for $50.92 per share. The firm paid a $3.95 dividend last year and expects dividends to continue growing at a rate of 3.7 percent per year into the indefinite fute. The firm's marginal tax rate is 34 percent. What discount rate should you use to evaluate the warehouse project?