You were hired as a consultant to XYZ Company, whose target capital structure is 35% debt, 5% preferred, and 60% common equity. The interest rate on new debt is 7.50%, the yield on the preferred is 5.55%, the cost of common from retained earnings is 13.50%, and the tax rate is 35.00%. The firm will not be issuing any new common stock. What is XYZ's WACC?