GHI Corp. has $20 million par value of debt. This debt has 10 years to maturity and is currently trading at 99.45 paying a 5.5% coupon. The common stock of GHI trades for $25 per share and there are 2 million shares outstanding. The beta of GHI stock is 0.8, the risk-free rate is 4%, and the equity risk premium is expected to be 5%. GHI has no preferred stock and a tax rate of 21%. What is GHIs WACC?