Blissful Corp. has a debt to equity ratio of 2/3. Their bonds trade at par and pay a 8.40% annual coupon and the stock has a beta of 1.38. Currently T-bills return 1.5% annually and the market risk premium is 6.00%. The company wants to invest in a project that has the same of level of risk as the company's existing business. What is the minimum rate of return the company should expect to earn on the project? Assume that the company has a 40% tax rate.