Safari has 100,000 common shares outstanding, currently trading at $30 each. On November 20, 2023, it paid its common shareholders a dividend of $2.60 for the year 2023. For the years 2018 to 2022, it has given these same shareholders the following dividends (on November 20 of each year):
Year             Dividend
2018              2,23
2019              2,30
2020             2,36
2021              2,43
2022             2,50

Safari also has 50,000 preferred shares currently trading at $28 each. It pays a dividend of $2 per share on its preferred shares.

Safari's long-term debt consists solely of 5,000 bonds maturing in 8 years, with an annual coupon rate of 9% (coupons are distributed semi-annually) and a par value of $1,000. Currently, the nominal rate of return required for comparable bonds is 12% (taking into account coupon taxes). A new issue of bonds sold at par (with an eight-year maturity) would be issued with a coupon rate of 12%.

The after-tax issue and subscription expenses for common and preferred shares as a percentage is 5%. The pre-tax issue and subscription costs for bonds is 3%. 

Given that Safari's tax rate is 30%, find this company's WACC.