The Thomas Jefferson Company has the following capital structure that it considers optimal:

DEBT 40%

PREFERRED STOCK 10%

COMMON STOCK 50%

The firm plans to spend $100,000,000 on new capital projects. The firm has one bond issue outstanding with 15 years to maturity, semiannual payments, coupon rate of 8%, face value of $1,000 per bond and a current price of $1,100. The firm's marginal tax rate is 40%. Preferred stock can be sold with a dividend of $2.75, a par value of $25.00, and a floatation cost of $2.00 per share. Common stock is presently selling at $35.00 per share and new shares can be issued with a $3.00 per share floatation cost. The last dividend paid was $4.00 and the firm expects to grow at a rate of 4% in the foreseeable future. Calculate the firms weighted average cost of capital.