Bay Beach Industries wants to maintain their capital structure of 40% debt and 60% equity. The firm's tax rate is 34%. The firm can issue the following securities to finance the investments: Bonds: Mortgage bonds can be issued at a pre-tax cost of 10.5 percent. Debentures can be issued at a pre-tax cost of 11.4 percent. Common Equity: Some retained earnings will be available for investment. In addition, new common stock can be issued at the market price of $50. Flotation costs will be $5 per share. The recent common stock dividend was $5.14. Dividends are expected to grow at 5% in the future. What is the cost of capital using mortgage bonds and internal equity