You were hired as a consultant to LuluLemon Company, whose target capital structure is 43 % debt, 15 % preferred, and 53 % common equity. The before-tax cost of debt is 9 %, the cost of preferred stock is 10 %, and the cost of equity is 13 %. The firm will not be issuing any new stock. Tax rate is 21%. What is its WACC? (use weights in/as decimals)