Almost there Inc. has 1.2 million 3% preferred shares outstanding with a face value of $100. the preferred shares are trading at 104% of par value. The firm also has 8 million shares of common stock with a book value of 18$ per share. The company just paid an annual dividend of $2 per share and shareholders expect it to grow by 0.6% per year forever. The current beta of the common stock is 0.75. There is also $150 million face value of outstanding debt with a coupon rate of 6% and an annualized yield to maturity of 3.8%. the bonds have semi-annual coupons and have 10 years left to maturity. The Treasury bill rate is 1.9% and the return on the market is 7%. The corporate tax rate is 35%. Calculate the weighted average cost of capital for almost There Inc.