Discounted Cash Flow Valuation

Key Concepts and Skills

• Be able to compute the future value and/or
present value of a single cash flow or series of
cash flows
• Be able to compute the return on an
investment
• Understand perpetuities and annuities
 Chapter Outline
4.1 The One-Period Case
4.2 The Multiperiod Case
4.3 Compounding Periods
4.4 Simplifications
4.5 What Is a Firm Worth?
 4.1 The One-Period Case
 If you were to invest $10,000 at 5-percent interest for one
year, your investment would grow to $10,500.

$500 would be interest ($10,000 × .05)

$10,000 is the principal repayment ($10,000 × 1)

$10,500 is the total due. It can be calculated as:

$10,500 = $10,000×(1.05)
 The total amount due at the end of the investment is call the
Future Value (FV).
 Future Value
• In the one-period case, the formula for FV can
be written as:
FV = C0×(1 + r)

Where C0 is cash flow today (time zero), and

r is the appropriate interest rate.
 Present Value
 If you were to be promised $10,000 due in one year
when interest rates are 5-percent, your investment
would be worth _________ in today’s dollars.
$ 10,000
$ 9,523 .81 
1 .05
• The amount that a borrower would need to set
aside today to be able to meet the promised
payment of $10,000 in one year is called the
Present Value (PV).
Note that $10,000 = $9,523.81×(1.05).
 Present Value

• In the one-period case, the formula for PV can

be written as:
C1
PV 
1 r

Where C1 is cash flow at date 1, and

r is the appropriate interest rate.
 4.2 The Multiperiod Case
• The general formula for the future value of an
investment over many periods can be written
as:
FV = C0×(1 + r)T
Where
C0 is cash flow at date 0,
r is the appropriate interest rate, and
T is the number of periods over which the cash is
invested.
 Future Value

• Suppose a stock currently pays a dividend of

$1.10, which is expected to grow at 40% per
year for the next five years.
• What will the dividend be in five years?

FV = C0×(1 + r)T

$5.92 = $1.10×(1.40)5
Future Value and Compounding
$ 1 . 10  (1 . 40 ) 5

$ 1 . 10  (1 . 40 ) 4
$ 1 . 10  (1 . 40 ) 3
$ 1 . 10  (1 . 40 ) 2
$ 1 . 10  (1 . 40 )

$ 1 .10 $ 1 .54 $ 2 . 16 $ 3 .02 $ 4 .23 $ 5 .92

0 1 2 3 4 5
 Present Value and Discounting
• How much would an investor have to set aside
today in order to have $20,000 five years from
now if the current rate is 15%?
PV $20,000

0 1 2 3 4 5
$ 20,000
$ 9,943 .53 
(1 .15) 5
 How Long is the Wait?

If we deposit $5,000 today in an account paying 10%,

how long does it take to grow to $10,000?

F V  C 0  (1  r ) T
$ 10 , 000  $ 5 , 000  (1 . 10 ) T

$ 10,000
(1 .10 )  T
2
$ 5,000
ln( 1 . 10 ) T  ln( 2 )

ln( 2 ) 0 .6931
T   7 .27 years
ln( 1 .10 ) 0 .0953
 What Rate Is Enough?
Assume the total cost of a college education will be
$50,000 when your child enters college in 12 years. You
have $5,000 to invest today. What rate of interest must
you earn on your investment to cover the cost of your
child’s education?

About 21.15%.
F V  C 0  (1  r ) T
$ 50 , 000  $ 5 , 000  (1  r ) 12

$50,000
(1  r ) 
12
 10 (1  r )  10 1 1 2
$ 5,000

r  10 1 12
 1  1 . 2115  1  . 2115
 Difference between SAIR and EAR

• Stated Annual Interest Rate (SAIR) or Annual Percentage

Rate (APR) Becomes meaningful if the compounding
interval is given.

• Effective Annual Rate of (EAR) of 10.25% means that a $ 1

investment will be worth $1.1025 in one year.

• We can think this as an

– APR of 10.25% with Annual Compounding
– APR of 10% with semi-annual compounding
– APR of 9.878% with quarterly compounding
 4.3 Compounding Periods
Compounding an investment m times a year for
T years provides for future value of wealth:
m T
 r
FV  C 0   1  
 m
 Compounding Periods

 For example, if you invest $50 for 3 years at

12% compounded semi-annually, your
investment will grow to

2 3
 .12 
FV  $ 50   1    $ 50  (1 .06 ) 6  $ 70 .93
 2 
Effective Annual Rates of Interest

A reasonable question to ask in the above

example is “what is the effective annual rate of
interest on that investment?”
.12 2 3
FV  $ 50  (1  )  $ 50  (1 .06 )  $ 70 .93
6

2
The Effective Annual Rate (EAR) of interest is the
annual rate that would give us the same end-of-
investment wealth after 3 years:
$ 50  (1  E A R )  $ 70 . 93
3
 Effective Annual Rates of Interest

F V  $ 50  (1  E A R ) 3  $ 70 . 93
$70 .93
(1  EAR )  3

$ 50
13
 $ 70 .93 
EAR     1  .1236
 $ 50 
So, investing at 12.36% compounded annually
is the same as investing at 12% compounded
semi-annually.
 Effective Annual Rates of Interest
• Find the Effective Annual Rate (EAR) of an 18%
APR loan that is compounded monthly.
• What we have is a loan with a monthly
interest rate rate of 1½%.
• This is equivalent to a loan with an annual
interest rate of 19.56%.

n m 12
 r  .18 
1    1    (1 .015)  1 .1956
12

 m  12 
 EAR and APR
• Suppose AmeriCash advance allows you to
write a postdated check for $125 for 15 days
later. In this case you receive $ 100 today. So
what are the APR and EAR for this
arrangement.
• 125 =100*(1+r)
• R=25%
• However this rate is for 15 days.
• APR =25%*365/15 = 608 %

• EAR = (1+ .25)^365/15 -1

• EAR =22,710%
• What if the days are 18 instead of 15…
 Continuous Compounding
• The general formula for the future value of an
investment compounded continuously over many
periods can be written as:
FV = C0×erT
Where
C0 is cash flow at date 0,
r is the stated annual interest rate,
T is the number of years, and
e is a transcendental number approximately equal
to 2.718. ex is a key on your calculator.
 4.4 Simplifications
• Perpetuity
– A constant stream of cash flows that lasts forever
• Growing perpetuity
– A stream of cash flows that grows at a constant rate
forever
• Annuity
– A stream of constant cash flows that lasts for a fixed
number of periods
• Growing annuity
– A stream of cash flows that grows at a constant rate for a
fixed number of periods
 Perpetuity
A constant stream of cash flows that lasts forever
C C C
…
0 1 2 3

C C C
PV    

(1  r ) (1  r ) (1  r )
2 3

C
PV 
r
 Perpetuity: Example
What is the value of a British consol that
promises to pay £15 every year for ever?
The interest rate is 10-percent.

£15 £15 £15

…
0 1 2 3

£15
PV   £150
.10
 Growing Perpetuity
A growing stream of cash flows that lasts forever

C C×(1+g) C ×(1+g)2
…
0 1 2 3
C C  (1  g ) C  (1  g ) 2
PV    

(1  r ) (1  r ) 2
(1  r ) 3

C
PV 
rg
 Growing Perpetuity: Example
The expected dividend next year is $1.30, and
dividends are expected to grow at 5% forever.
If the discount rate is 10%, what is the value of this
promised dividend stream?

$1.30 $1.30×(1.05) $1.30 ×(1.05)2

…
0 1 2 3

$ 1 .30
PV   $ 26 .00
.10  .05
 Annuity
A constant stream of cash flows with a fixed maturity

C C C C

0 1 2 3 T

C C C C
PV    

(1  r ) (1  r ) (1  r )
2 3
(1  r ) T

C  1 
PV  1  (1  r ) T 
r  
 Annuity: Example
If you can afford a $400 monthly car payment, how
much car can you afford if interest rates are 7% on 36-
month loans?

$400 $400 $400 $400


0 1 2 3 36

$ 400  1 
PV  1  36 
 $ 12,954 .59
.07 / 12  (1  .07 12) 
 What is the present value of a four-year annuity of
$100 per year that makes its first payment two years
from today if the discount rate is 9%?

  4
$ 100 $ 100 $ 100 $ 100 $ 100
PV1   t
 1
 2
 3
 4
 $ 323 .97
t 1 (1 .09 ) (1 .09 ) (1 .09 ) (1 .09 ) (1 .09 )

$297.22 $323.97 $100 $100 $100 $100

0 1 2 3 4 5
$ 327 .97
PV   $ 297 .22
0 1 .09
 Growing Annuity

A growing stream of cash flows with a fixed maturity

C C×(1+g) C ×(1+g)2 C×(1+g)T-1


0 1 2 3 T
T 1
C C  (1  g ) C  (1  g )
PV   

(1  r ) (1  r ) 2
(1  r ) T

C   1 g  
T

PV  1    
r  g   (1  r )  
 
 Growing Annuity: Example
A defined-benefit retirement plan offers to pay $20,000 per
year for 40 years and increase the annual payment by 3% each
year. What is the present value at retirement if the discount
rate is 10%?

$20,000 $20,000×(1.03) $20,000×(1.03)39


0 1 2 40

$20,000   1 .03  
40

PV  1      $ 265,121 .57
.10  .03   1 .10  
 Growing Annuity: Example
You are evaluating an income generating property. Net rent is
received at the end of each year. The first year's rent is
expected to be $8,500, and rent is expected to increase 7%
each year. What is the present value of the estimated income
stream over the first 5 years if the discount rate is 12%?
$ 8 ,500  (1 . 07 ) 2  $ 8 ,500  (1 . 07 ) 4 
$ 8 , 500  (1 . 07 )  $ 8 ,500  (1 . 07 ) 3 
$ 8 ,500 $9,095 $ 9 , 731 . 65 $ 10 , 412 . 87 $ 11,141 . 77

0 1 2 3 4 5
$34,706.26
 4.5 What Is a Firm Worth?
• Conceptually, a firm should be worth the
present value of the firm’s cash flows.
• The tricky part is determining the size, timing,
and risk of those cash flows.
 Quick Quiz
• How is the future value of a single cash flow
computed?
• How is the present value of a series of cash flows
computed.
• What is the Net Present Value of an investment?
• What is an EAR, and how is it computed?
• What is a perpetuity? An annuity?