Consider a project with free cash flows in one year of $90,000 in a weak economy or $117,000 in a strong economy, with each outcome being equally likely. The initial investment required for the project is $80,000, and the project's cost of capital is 12%. The risk-free interest rate is 3%. Suppose that you borrow only $50,000 in financing the project. According to MM, the firm's equity cost of capital will be closest to: