Titan Mining Corporation has 7.8 million shares of common stock outstanding, 290,000 shares of 4.3 percent preffered stock outstanding, and 175,000 bonds with a semiannual coupon rate of 5.9 percent outstanding, par value $2,000 each. The common stock currently sells for $59 per share and has a beta of 1.05, the preferred stock has a par value of $100 and currently sells for $97 per share, and the bonds have 16 years to maturity and sell for 103 percent of par. The market risk premium is 6.8 percent, T-bills are yielding 3.5 percent, and the company's tax rate is 22 percent. Please find the rate the firm should use to discount the project's cash flows. This is also known as the WACC.