JJ firm issues preferred dividends at an annual rate of $2.39. Its current preferred stock price is $22.18. Assume that the equity beta for JJ is 1.09. The Yield on 10-year treasuries is 3.46%, and that the market risk premium for the year is 6%. The company's EPS expected growth is 2%. For this year, the dividends for JJ firm are the same for common and preferred stock; additionally the price for common stock is $31. What is the preferred cost of equity for JJ Firm?