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R07 Discounted Cash Flow Applications Slides
R07 Discounted Cash Flow Applications Slides
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Graphs, charts, tables, examples, and figures are copyright 2014, CFA Institute.
Reproduced and republished with permission from CFA Institute. All rights reserved.
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Contents and Introduction
1. Introduction
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2. Net Present Value and Internal Rate of Return
• Net present value and internal rate of return are often applied in all
fields of finance
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2.1 NPV and NPV Rule
To understand the NPV concept let us consider a simple example: You invest $40 million today on a
project which is expected to return $10 million every year for 5 years. The appropriate discount rate is
5%. Should you go ahead?
What if you realize that the initial investment is actually $45 million?
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Practice Question 1
A project requires an initial outlay of $750,000. It is expected to produce
$200,000 in the first year, $300,000 in the second year, and $400,000 in
the third year. The cost of capital for this project is 10%. What is the NPV?
Should the project be accepted?
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Steps for Calculating NPV
• Identify all cash flows associated with the investment
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NPV Rule
• Independent projects
If NPV is positive Accept
If the NPV is negative Reject
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2.2 IRR and IRR Rule
Internal rate of return (IRR) is the discount rate that makes net present value equal to zero.
Say you invest $100 today and get $110 after one year. What is the IRR?
Invest $100 today. Get $10 at t = 1 and $110 at t = 2. What is the IRR?
NPV
. = CF0 + [CF1/(1+IRR)1] + [CF2/(1+IRR)2] + … + [CFN/(1+IRR)N] = 0
‘Internal’ because it depends only on the cash flows of the investment. It gives a sense for the return on
the project.
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Practice Question 2
Arnold Corp wants to estimate the IRR for a proposed project. The initial investment is
$150,000. Estimated cash flows for the following 3 years are $50,000 $100,000 and
$40,000 respectively. What is the IRR?
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Compute IRR Using the Financial Calculator
Arnold Corp wants to estimate the IRR for a proposed project. The initial investment is
$150,000. Estimated cash flows for the following 3 years are $50,000 $100,000 and
$40,000 respectively. What is the IRR?
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IRR Rule
• Independent projects
If IRR > Opportunity Cost Accept
If IRR < Opportunity Cost Reject
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Practice Problem 3
Bill is interested in a project which requires an investment of $1.5 million. The project shall pay
$200,000 per year in perpetuity. The first cash flow will be received 1 year from today. The cost of
capital is 8%. What is the IRR. Should Bill invest?
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2.3 Problems with the IRR Rule
• The IRR and NPV rules give the same accept or reject decision when
projects are independent
• The IRR and NPV rules might rank projects different when:
The size or scale of the project differs
Timing of the projects’ cash flows differs
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NPV and IRR of Mutually Exclusive Projects
Difference in size/scale
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3. Portfolio Return Measurement
• As an investor you need to measure portfolio returns
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3.1 Money Weighted Rate of Return
Money-weighted rate of return is effectively the IRR of the investment
Determine cash flows and then compute IRR
Example: Compute the money-weighted return for the following scenario:
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3.2 Time Weighted Rate of Return
The time-weighted return measures the compound rate of growth of $1 initially invested in the
portfolio over a stated measurement period.
Example: Compute the time-weighted return for the following scenario:
Time Outlay Proceeds
0 $20.00 to purchase the first share
1 $22.50 to purchase the second share $0.50 dividend received on first share
2 $1.00 received ($0.50 x 2 shares) received
$47.00 received from selling 2 shares @ $23.50 per share
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Time weighted Return
• Dealing with inflows/outflows during year
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TWRR - Methodology
0 1 2 3 4 5 6 7 8
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MWRR versus TWRR
Money-Weighted Rate of Return Time-Weighted Rate of Return
Return depends on timing and amount of cash Return does NOT depend on timing and amount of
flows cash flows
Appropriate measure if portfolio manager has Not an appropriate measure if portfolio manager
control over timing and amount of investment has control over timing and amount of investment
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Practice Question 4
Mariah purchases a share worth $50 on January 1, 2011. She made a subsequent purchase on January
1, 2012 of a share worth $60. Each share paid a dividend of $3 at the end of the year. On January 1,
2013, she sold the two shares and collected $150. Compute the time weighted and money weighted
returns?
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4. Money Market Yields
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Different Yield Measures
• Bank Discount Yield
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Bank Discount Yield
BDY = D x 360
F t
Where
D = Face value – purchase value
F = Face value of the T-bill
t = Number of days remaining to maturity
Three issues
1. Interest not divided by investment amount
2. Simple interest
3. 360 day year
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Holding Period Yield
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Money Market Yield (MMY)
Two issues
1. Simple interest
2. 360 day year
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Effective Annual Yield (EAY)
EAY = (1 + HPY)365/t - 1
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Practice Question 5
A 90-day T-bill is purchased for $990. The face value is $1,000. Compute:
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Practice Question 5 - Answers
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Yield Measure Conversions
MMY BDY
MMY EAY
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Yield Measure Conversions
BDY MMY
BDY EAY
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Bond Equivalent Yield
• BEY is two times the semi-annual yield
• Example: You purchase a bond for $1000. In return you’ll receive a $40
coupon every six months and the par value of $1,000 is returned at the
end of Year 4. What is the BEY?
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Summary
• Net Present Value
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Conclusion
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