Mimi Meow is thinking about expanding to another location which they expect will earn an IRR of 10%. Assume that their capital structure consists of 50% common stock, 20% preferred stock, and 30% debt. Further, analysts predict that their future cost of debt will be 4% and their cost of equity is 12%. We also know that the expected return of preferred stock is 5%. The firms tax rate is 39%. What is this firms WACC?