Corp. has 900,000 shares of common stock outstanding, and 400,000 bonds with 5.1% coupon rate (semiannually paid), par value $1,000 each. The common stock currently sells for $77 per share and has a beta of 0.95, and the bonds have 20 years to maturity and sell for 105 percent of par value. The market risk premium is 7%, T-bills are yielding 3.5%, and the companys tax rate is 21%. If the company is evaluating a new investment project that has the same risk as the firms typical project, what rate should the firm use to discount the projects cash flows?