You invested in a company and the company is expected to pay a 3.51 dividend at year end (D1 = 3.51), the dividend is expected to grow at a constant rate of 4.18% a year, and the common stock currently sells for 8.76 a share. The before-tax cost of debt is 4.97%, and the tax rate is 32%. The target capital structure consists of 70% debt and 30% common equity. What is the company's WACC