Jacks Construction Co. has 80,000 bonds outstanding with annual coupon rate of 8.5% selling at par value. The bonds have 10 years to maturity. The company also has 4 million shares of common stock outstanding. The stock has a beta of 1.1 and sells for $40 a share. The risk free rate 4 percent and the market risk premium is 8 percent. Jacks tax rate is 35 percent. What is Jacks weighted average cost of capital?