AllCity, Inc., is financed 45% with debt, 5% with preferred stock, and 50% with common stock. Its cost of debt is 6.3%, its preferred stock pays an annual dividend of $2.52 and is priced at $33. It has an equity beta of 1.11. Assume the risk-free rate is 1.6%, the market risk premium is 7% and AllCity’s tax rate is 35%. What is its after-tax WACC?