Firm A has a tax rate = 25%; 20-year, 8% coupon, semiannual payment noncallable bonds selling for $900; 10%, $100 par value, quarterly dividend, perpetual preferred stock sells for $94; Common stock sells for $30 with D0 = $2 and g = 4%; the firm has beta = 1.2; rRF = 7%; RPM = 6%; the Bond-Yield Risk Premium = 5% and the target capital structure: 40% debt, 5% preferred, 55% common equity. What is the WACC?