XYZ Inc. has a stock price of $15 per share with 0.6 million shares outstanding. The company also has 10,000 bonds outstanding. The book value of bonds is $12 million. The bonds have a low credit rating (high default risk). The current price of the bond is $1,100. The company has an equity beta of 2.5 and a debt beta of 0.5. Assume that the risk-free interest rate is 2% and expected market risk return is 6%. Amarillo Tech Inc. faces a marginal tax rate of 35%. Suppose its management is considering a project that has the same risk and same financing as the firm. Then the cost of capital to discount the FCF of the project is ___%. TYPE in the numerical answer in the unit of percentage.