Finest Products, Inc. has an optimal capital structure of 30% debt, 10% preferred stock, and 60% common equity. The firm has an after-tax cost of debt of 8%, and can sell as much debt as it wants at this rate. The firm's preferred stock is currently selling for $110 per share and pays a $10 dividend. Finest's common stock is selling at $25 per share and has a current annual dividend at $2 per share with an expected dividend growth rate of 5% per year. Calculate FPI's WACC.