Monsters Inc. plans on opening a new campus due to high demand. To finance the new expansion they would like to issue a 100-year bonds. After extensive market research and consulting with the bankers, they have concluded that the default risk premium for the projects is 5.5%, and the maturity premium is 4.5. Due to high demand from investors the liquidity premium is estimated to be at 0.75%. Estimated inflation is 3.5% per year. Current estimated real risk-free base rate is 6.0% per year. Inflation is estimated to be 3% the next year. What rate should the Monsters Inc. offer to ensure they can raise the necessary capital