Discounted Cash Flow Valuation:

Basics

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 Discounted Cashflow Valuation: Basis for
Approach

t = n CFt
Value = å
t
t = 1( 1 +r)

where CFt is the cash flow in period t, r is the discount rate appropriate
given the riskiness of the cash flow and t is the life of the asset.
Proposition 1: For an asset to have value, the expected cash flows
have to be positive some time over the life of the asset.
Proposition 2: Assets that generate cash flows early in their life will be
worth more than assets that generate cash flows later; the latter
may however have greater growth and higher cash flows to
compensate.

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 Equity Valuation versus Firm Valuation

■ Value just the equity stake in the business

■ Value the entire business, which includes, besides equity, the other
claimholders in the firm

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 I.Equity Valuation

■ The value of equity is obtained by discounting expected cashflows to equity,

i.e., the residual cashflows after meeting all expenses, tax obligations and
interest and principal payments, at the cost of equity, i.e., the rate of return
required by equity investors in the firm.
t=n
CF to Equity t
Value of Equity = å (1+ k )t
t=1 e

where,
CF to Equityt = Expected Cashflow to Equity in period t
ke = Cost of Equity
■ The dividend discount model is a specialized case of equity valuation, and the
value of a stock is the present value of expected future dividends.

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 II. Firm Valuation

■ The value of the firm is obtained by discounting expected cashflows to

the firm, i.e., the residual cashflows after meeting all operating
expenses and taxes, but prior to debt payments, at the weighted
average cost of capital, which is the cost of the different components
of financing used by the firm, weighted by their market value
proportions.
t=n
CF to Firm t
Value of Firm = å ( 1 +WACC) t
t=1

where,
CF to Firmt = Expected Cashflow to Firm in period t
WACC = Weighted Average Cost of Capital

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 Firm Value and Equity Value

■ To get from firm value to equity value, which of the following would
you need to do?
Q Subtract out the value of long term debt
Q Subtract out the value of all debt
Q Subtract the value of all non-equity claims in the firm, that are
included in the cost of capital calculation
Q Subtract out the value of all non-equity claims in the firm
■ Doing so, will give you a value for the equity which is
Q greater than the value you would have got in an equity valuation
Q lesser than the value you would have got in an equity valuation
Q equal to the value you would have got in an equity valuation

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 Cash Flows and Discount Rates

■ Assume that you are analyzing a company with the following cashflows for
the next five years.
Year CF to Equity Int Exp (1-t) CF to Firm
1 $ 50 $ 40 $ 90
2 $ 60 $ 40 $ 100
3 $ 68 $ 40 $ 108
4 $ 76.2 $ 40 $ 116.2
5 $ 83.49 $ 40 $ 123.49
Terminal Value $ 1603.0 $ 2363.008
■ Assume also that the cost of equity is 13.625% and the firm can borrow long
term at 10%. (The tax rate for the firm is 50%.)
■ The current market value of equity is $1,073 and the value of debt outstanding
is $800.

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 Equity versus Firm Valuation

Method 1: Discount CF to Equity at Cost of Equity to get value of equity

■ Cost of Equity = 13.625%
■ P V o f E q u i t y = 5 0 / 1 . 1 3 6 2 5 + 6 0 / 1 . 1 3 6 2 52 +
68/1.136253 + 76.2/1.136254 + (83.49+1603)/1.136255 =
$1073
Method 2: Discount CF to Firm at Cost of Capital to get value of firm
Cost of Debt = Pre-tax rate (1- tax rate) = 10% (1-.5) = 5%
WACC = 13.625% (1073/1873) + 5% (800/1873) = 9.94%
PV of Firm = 90/1.0994 + 100/1.09942 + 108/1.09943 + 116.2/1.09944 +
(123.49+2363)/1.09945 = $1873
■ PV of Equity = PV of Firm - Market Value of Debt
= $ 1873 - $ 800 = $1073

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 First Principle of Valuation

■ Never mix and match cash flows and discount rates.

■ The key error to avoid is mismatching cashflows and discount rates,
since discounting cashflows to equity at the weighted average cost of
capital will lead to an upwardly biased estimate of the value of equity,
while discounting cashflows to the firm at the cost of equity will yield
a downward biased estimate of the value of the firm.

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The Effects of Mismatching Cash Flows and
Discount Rates

Error 1: Discount CF to Equity at Cost of Capital to get equity value

PV of Equity = 50/1.0994 + 60/1.09942 + 68/1.09943 + 76.2/1.09944 +
(83.49+1603)/1.09945 = $1248
Value of equity is overstated by $175.
Error 2: Discount CF to Firm at Cost of Equity to get firm value
PV of Firm = 90/1.13625 + 100/1.136252 + 108/1.136253 + 116.2/1.136254 +
(123.49+2363)/1.136255 = $1613
PV of Equity = $1612.86 - $800 = $813
Value of Equity is understated by $ 260.
Error 3: Discount CF to Firm at Cost of Equity, forget to subtract out debt, and
get too high a value for equity
Value of Equity = $ 1613
Value of Equity is overstated by $ 540

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Discounted Cash Flow Valuation: The Steps

■ Estimate the discount rate or rates to use in the valuation

• Discount rate can be either a cost of equity (if doing equity valuation) or a
cost of capital (if valuing the firm)
• Discount rate can be in nominal terms or real terms, depending upon
whether the cash flows are nominal or real
• Discount rate can vary across time.
■ Estimate the current earnings and cash flows on the asset, to either
equity investors (CF to Equity) or to all claimholders (CF to Firm)
■ Estimate the future earnings and cash flows on the firm being
valued, generally by estimating an expected growth rate in earnings.
■ Estimate when the firm will reach “stable growth” and what
characteristics (risk & cash flow) it will have when it does.
■ Choose the right DCF model for this asset and value it.

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 Generic DCF Valuation Model

DISCOUNTED CASH FLOW VALUATION

Expected Growth
Cash flows Firm: Growth in
Firm: Pre-debt cash Operating Earnings
flow Equity: Growth in
Equity: After debt Net Income/EPS Firm is in stable growth:
cash flows Grows at constant rate
forever

Terminal Value
CF1 CF2 CF3 CF4 CF5 CFn
Value ........
Firm: Value of Firm Forever
Equity: Value of Equity
Length of Period of High Growth

Discount Rate
Firm:Cost of Capital

Equity: Cost of Equity

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 EQUITY VALUATION WITH DIVIDEND

Dividends Expected Growth

Net Income Retention Ratio *
* Payout Ratio Return on Equity
= Dividends Firm is in stable growth:
Grows at constant rate
forever

Terminal Value= Dividend n+1 /(ke-gn)

Dividend 1 Dividend 2 Dividend 3 Dividend 4 Dividend 5 Dividend n
Value of Equity ........
Forever
Discount at Cost of Equity

Cost of Equity

Riskfree Rate :
- No default risk Risk Premium
- No reinvestment risk Beta - Premium for average
- In same currency and + - Measures market risk X
risk investment
in same terms (real or
nominal as cash flows
Type of Operating Financial Base Equity Country Risk
Business Leverage Leverage Premium Premium

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 Financing Weights EQUITY VALUATION WITH FCF
Debt Ratio = DR

Cashflow to Equity Expected Growth

Net Income Retention Ratio *
- (Cap Ex - Depr) (1- DR) Return on Equity
- Change in WC (!-DR) Firm is in stable growth:
= FCFE Grows at constant rate
forever

Terminal Value= FCFE n+1 /(ke-gn)

FCFE1 FCFE2 FCFE3 FCFE4 FCFE5 FCFEn
Value of Equity ........
Forever
Discount at Cost of Equity

Cost of Equity

Riskfree Rate :
- No default risk Risk Premium
- No reinvestment risk Beta - Premium for average
- In same currency and + - Measures market risk X
risk investment
in same terms (real or
nominal as cash flows
Type of Operating Financial Base Equity Country Risk
Business Leverage Leverage Premium Premium

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 VALUING A FIRM

Cashflow to Firm Expected Growth

EBIT (1-t) Reinvestment Rate
- (Cap Ex - Depr) * Return on Capital
- Change in WC Firm is in stable growth:
= FCFF Grows at constant rate
forever

Terminal Value= FCF Fn+1 /(r-gn)

FCFF1 FCFF2 FCFF3 FCFF4 FCFF5 FCFFn
Value of Operating Assets .........
+ Cash & Non-op Assets Forever
= Value of Firm
- Value of Debt Discount at WACC= Cost of Equity (Equity/(Debt + Equity)) + Cost of Debt (Debt/(Debt+ Equity))
= Value of Equity

Cost of Equity Cost of Debt Weights

(Riskfree Rate Based on Market Value
+ Default Spread) (1-t)

Riskfree Rate :
- No default risk Risk Premium
- No reinvestment risk Beta - Premium for average
- In same currency and + - Measures market risk X risk investment
in same terms (real or
nominal as cash flows
Type of Operating Financial Base Equity Country Risk
Business Leverage Leverage Premium Premium

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