Answer SheetFin 331Homework 2You may wish to summarize your input .docx

Answer SheetFin 331Homework 2You may wish to summarize
your input date to use for your solution if you intend to use
Excel to make your computations.Optional Answer
SheetName:Type Your Name
HereLoanABCDLTVDescription80% LTV
Lower Rate80% LTV90% LTV Fixed 3080% LTV
5-Year ARMRateHigher RateLoanABCDDown PaymentLoan
AmountMonthly Principal & InterestMonthly Mortgage
Insurance PaymentProperty Taxes/monthInsurance/MonthTotal
House PaymentLoan Payment used to qualify to ARMHouse
Payment used to qualify for ARMHousing RatioTotal Debt to
Income RatioAPR for the LoanNot RequiredDo they qualify for
this loan?Down PaymentClosing CostsPrepaid Finance
ChargesTotal Cash to CloseAnalysis of Your CalculationsType
Your Name HereCalculate the difference in the cash required to
close and the total monthly payment for the 30 year loan with
the higher rate and the 90% loan with mortgage
insurance.Additional Cash to Close
[Loan B Less Loan C]Additional Monthly Pmt
[Loan B Less Loan C]Should these buyers take the 90% loan
and use the reduced cash to close to pay off their student loans?
Explain you recommendation.Consider the ARM loan.What is
the balance after 5 years?What is the maximum possible
principal and interest payment on that loan in year 6, when the
rate adjusts?Which Loan option would you recommend? Loan
Why do you suggest this option?
Check YES
Check NO
R E P R I N T N U M B E R 5 4 4 0 9
S U M M E R 2 0 1 3 V O L . 5 4 N O . 4

How to Drive Customer
Satisfaction
By Rolph E. Anderson, Srinivasan Swaminathan and Rajiv
Mehta
INTELLIGENCE
SUMMER 2013 MIT SLOAN MANAGEMENT REVIEW
13COURTESY OF WE FASHION
Savvy company executives
know that some of their greatest
and potentially most enduring
assets are their long-run cus-
tomer relationships. Trying to
sustain a competitive advantage
with new products is a frustrat-
ing game, where short-term
leads often erode quickly. But by
satisfying customers, compa-
nies can nurture long-term
relationships and customer

loyalty. What’s more, a small in-
crease in customer loyalty can
make a big difference in com-
pany profits. McDonald’s, for
example, calculated back in the
1990s that just one additional
visit per week by “heavy users”
would boost annual sales by
more than $10 billion dollars.
Blending Bricks
and Clicks
In retailing, customer loyalty
cannot be achieved for long by
keeping customer interactions
online distinct and separate from
those offline. Many consumers
have largely merged their shop-
ping to the extent that they go
back and forth between online

and offline retailers. They may
start out by looking at desired
products in a store, go online to
check out the products further,
then decide to buy them from an
online seller such as Amazon. Or
they may start searching online,
then go look at the items offline
at a Wal-Mart or Target store,
and perhaps buy them there
because they’re immediately
available. Since consumers are
fusing their offline and online
shopping habits, retailers must
adapt their systems as necessary
to create seamless “brick-and-
click” stores. Shoppers will
reward companies that do this

well. Many Amazon customers
use brick-and-mortar Best Buy,
Target or Wal-Mart stores to in-
spect products before making
their final purchases online from
Amazon. Consumers treating
offline stores as “showrooms”
prior to purchasing elsewhere
on the Internet present a seri-
ous threat to companies that
have yet to blend their offline
and online stores.
Traditional retailers are fight-
ing back, in part by asking
suppliers to provide designs and
products that are “exclusive” to
their stores. Toys “R” Us, for in-
stance, has many products that

can’t be purchased from other
stores or websites. Target does
likewise with fashion brands
[MARKETING]
How to Drive Customer Satisfaction
Companies looking to build a satisfied and loyal customer base
need to realize that
there are multiple drivers of customer satisfaction.
BY ROLPH E. ANDERSON, SRINIVASAN SWAMINATHAN
AND RAJIV MEHTA
(Continued on page 14)
Shoppers at WE Fashion stores can use a “Tweet Mirror” to take
pictures
of outfits they are trying on and post the photos on Twitter.
14 MIT SLOAN MANAGEMENT REVIEW SUMMER 2013
SLOANREVIEW.MIT.EDU
I N T E L L I G E N C E
such as Missoni and Jason Wu.
Retailers need to recognize that
technological devices such as
smartphones are upping the

ante. Apple recognized this early
on and de veloped its ow n
brick-and-mortar stores where
potential customers could see,
hold and try products before
buying them. To attract and re-
tain customers, retailers will need
to meet or exceed customer ex-
pectations throug hout the
shopping and buying experience.
What Customers
Want
To gain a deeper understanding
of the factors shaping customer
satisfaction and loyalty, two
of the authors conducted in-
depth interviews with 20 online
shoppers and 10 e-commerce ex-
utives to develop a questionnaire.

Then, working with a market re-
search firm, we collected data
from 851 respondents and con-
ducted multivariate data analysis.
We identified six significant driv-
ers of customer satisfaction in
e-business, which in turn influ-
e n c e c u s t o m e r l o y a l t y :
adaptability, commitment to
customers, connection with
other customers, product assort-
ment, easy transactions and
appealing environment. (Details
of our findings were published in
the Journal of Marketing Theory
and Practice.) We will discuss the
role of each factor, and how these
drivers of customer satisfaction

may be relevant not only to e-
businesses but elsewhere.
Adaptability A “one size fits all”
approach is no longer adequate.
Businesses must find ways to
tailor their products, services
and shopping experience to
individual customers. Advances
in data mining and purchase
behavior modeling allow com-
panies to utilize cloud data to
predict and target individual
customers’ purchase interests.
Caesars Entertainment Corpo-
ration, one of the world’s largest
gambling casino operators, col-
lects detailed information on
individuals’ gambling behavior

as they move from machine to
machine (for example, how
many different machines they
play, how many wagers they
place and the total amount of
money they deposit in the
machines). By the time the cus-
tomer leaves the casino, Caesars
has enough information to
know how much the customer is
worth to the company, to build a
detailed profile of the person’s
gambling preferences and to de-
velop a plan for enticing him or
her back to the casino.
Apple is also well known for
adapting product offerings
and services to the needs of its

customers. With airy store in-
teriors, attractive lighting and
attention to small details, it
provides customers with a ca-
sual yet exciting atmosphere.
The company teaches sales
associates not to sell but rather
to help customers solve their
problems. As an Apple training
manual puts it: “Your job is to
understand all of your custom-
ers’ needs — some of which
they may not even realize they
have.” To keep the focus on
finding solutions for custom-
ers, sales associates do not have
to meet sales quotas and do
not receive sales commissions.

They are trained to approach
customers with a personalized
welcome, to gently probe to
understand their needs, to lis-
ten for and attempt to address
their concerns and to invite
them to return in the future.
Commitment to Customers
Commitment to the customer
is displayed by responsiveness
and resolution of customer
concerns, problems and com-
p l a i n t s . In s te a d o f te l l i n g
customers what the company
will do in response to a com-
plaint, a business that’s truly
committed to customers will
ask them how they would like

the problem to be handled or
resolved. Oftentimes, this ap-
proach leads to lower costs,
because many customers ask
for less than the company
might be willing to do to solve a
problem. Solving complaints to
the full satisfaction of custom-
ers is critical in the age of the
Internet and social media. Pre-
viously, unhappy customers
might tell a dozen other people;
today they might go online and
voice complaints that reach
tens of thousands of people.
Product or service failures that
are not resolved promptly and
to the full satisfaction of the

customer affect future business,
because they weaken customer-
company bonds and lower
perceptions of service quality.
Connection with Other Cus-
tomers Customers like being
able to share opinions with
others. Companies can support
this desire by establishing com-
ment links, buying circles, chat
rooms or special events. When
effectively organized and main-
tained, these mechanisms can
engender positive word of
mouth about the company.
According to Opinion Research
Corp., in 2009, more than one
in four adults had rated prod-

ucts or services on some website,
and 84% of U.S. shoppers
claimed that online customer
evaluations had influenced
their decision to purchase a
product or service. Customers
who share experiences tend to
trust information from other
customers more than company-
provided information; they
reinforce each other’s purchase
decisions while sharing insights
on product use.
Some companies achieve im-
portant benefits from organized
c u s to m e r g ro u p s . Ha r l e y -
Davidson customers, for exam-
ple, often have such a strong

identification with the Harley-
Davidson brand that they won’t
e ven consider non-Harle y
accessories. Networks also en-
courage social relationships
among customers built around
a shared interest. Many consum-
ers partially substitute shopping
for recreation and use these
activities to develop social activ-
ities and bonds with others. By
creating and supporting cus-
tomer networks, sellers provide
the opportunity for customers
to interact, identify and develop
social relationships with other
customers that can translate into
greater loyalty toward the busi-

ness and its brands.
How to Drive Customer Satisfaction (Continued from page 13)
www.sloanreview.mit.edu
SUMMER 2013 MIT SLOAN MANAGEMENT REVIEW
15SLOANREVIEW.MIT.EDU
Product Assortment Custom-
ers are interested in a selection of
products and services tailored to
their lifestyles and personal
preferences. A product assort-
ment that is too extensive can
be confusing and cause cus-
tomers to postpone or cancel
purchases; an assortment that’s
too narrow can lack excitement.
Trader Joe’s, the Monrovia, Cal-
ifornia-based grocer y store
chain, with more than 350

stores in the United States, tries
to find an effective balance. In
contrast to ty pical grocer y
stores, which may carry 50,000
items, a Trader Joe’s store typi-
cally has only about 4,000
items, which are selected to
match the demographic and
psychographic profiles of its
customers (who tend to be
more affluent and more health
and environmentally conscious
than other grocery shoppers).
Trader Joe’s culture promotes
loyalty and customer service by
providing the product assort-
ment and quality its customers
want, as expressed in the com-

pany’s product guarantee: “We
tried it. We like it. If you don’t,
bring it back for a refund or
exchange — no hassles.”
Easy Transactions Consum-
ers respond positively when
the purchasing process is sim-
ple, intuitive and user-friendly.
A brick-and-mortar store that
doesn’t provide information
and prices at product displays
o r o n e t h a t to l e r a te s l o n g
checkout lines may frustrate
customers, causing many to
abandon their shopping carts
and leave the store. The man-
agement of Amazon.com saw
the benefit of this fundamental

customer service concept in
the early days of its business
and acted to develop its pat-
e n t e d “ 1 - C l i c k” p u r c h a s e
system. Despite being the rec-
og nized industr y leader in
transaction ease, Amazon con-
tinues to make improvements
in the transaction process. All
merchants, whether online or
offline, who make the purchase
transaction process faster and
easier increase the likelihood
of customers making repeat
purchases and moving toward
loyalty.
A p p e a l i n g E nv i ro n m e n t
Over and above specific prod-

ucts, customers appreciate
and respond to a stimulating
shopping environment that
offers attractive store layouts
and engaging displays or web-
sites. The selling environment
c a n b e e n h a n ce d t h ro u g h
interesting and entertaining
presentation of products to
capture shopper attention and
encourage interaction. Unless
vendors offer an appealing
shopping or browsing envi-
ronment, attracting shoppers
is often difficult. Bass Pro Shops,
a retailer of hunting, fishing
a n d c a m p i n g e q u i p m e n t
headquartered in Springfield,

Missouri, seems to have taken
this challenge to heart. The
company, with more than 70
current and proposed stores in
the United States and Canada,
sells outdoor gear to more
than 60 million customers a
year, many of whom spend
hours at a time examining the
fishing and hunting displays.
Other retailers provide an
interactive, enjoyable shopping
environment for their custom-
ers by making use of social
media. For example, at WE
Fashion, headquar tered in
Utrecht, the Netherlands, and
with about 250 stores in Europe

and China, customers can try
on stylish clothing, shoes, bags
and accessories and then push a
button on the “Tweet Mirror,”
which allows them to post pic-
tures on Twitter so friends can
see them in the new outfits and
give immediate feedback.
Online retailers are eager to
attract shoppers to their web-
sites through social media.
According to Janrain, a Port-
land, Oregon-based provider
of social media log-in technol-
ogy, in early 2013 more than
50% of online shoppers pre-
ferred to log into retail sites
using Facebook rather than

accessing the company’s own
website directly. Some e-tailers
invite customers to begin their
o n l i n e s h o p p i n g t h i s w ay
u s i n g v i s u a l l u re s s u ch a s
extra-large Facebook buttons.
Shoppers have also shown a
greater willingness to share
more detailed personal infor-
mation about themselves on
Facebook than on other social
networks, allowing e-tailers to
better customize the products
they display for specific Face-
book customers.
Companies looking to gen-
erate a satisfied and loyal group
of customers need to keep in

mind the different drivers that
affect customers’ attitudes. For
each factor, they should mea-
sure, benchmark and compare
their performance with differ-
ent customer groups against
past performance, the company’s
overall goals and the perfor-
mance of major competitors.
The classic approach is to ask
respondents to select an adjec-
tive that reflects their opinion,
typically using a five-point
scale; a similar survey can be
conducted with the customers
of competitors. By monitoring
how well it is doing versus past
performance, competitors and

other benchmarks, a company
can develop insights and early
w a r n i n g s t h a t w i l l e n a b l e
managers to make timely ad-
justments to their customer
relationship strategies.
Rolph E. Anderson is Royal H.
Gibson Sr. Professor of Market-
ing at Drexel University’s
LeBow College of Business in
Philadelphia, Pennsylvania.
Srinivasan Swaminathan is a
professor of marketing at
Drexel University. Rajiv Mehta
is a professor of marketing in
the School of Management at
New Jersey Institute of Tech-
nology in Newark, New Jersey.
Comment on this article at
http://sloanreview.mit
.edu/x/54409, or contact the au-
thors at [email protected]
Reprint 54409.
Copyright © Massachusetts Institute
of Technology, 2013. All rights reserved.
RELATED RESEARCH
R.E. Anderson and S. Swaminathan, “Customer Satisfac-
tion and Loyalty in e-Markets: A PLS Path Modeling

Approach,” Journal of Marketing Theory and Practice,
19 (spring 2011): 219-233.
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MIT Sloan Management Review
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Fin 331
Homework Assignment 1
Due Nov. 5, 2015
Consider the listing at 5966 Estelle
City San Diego, CA 92115
Price $449,000
Bob & Betty Homebuyers want to make an offer on this
property at the list price. Bob earns $48,000 per
year and Betty earns $54,000 per year. They have very good
credit. Their monthly payments are $200
for student loans, $350 for their car payment and minimum
credit card payment of $50. They have
savings of $100,000. The balance of their student loans is
$40,000.
Insurance on this house will cost them $900 per year. Property
taxes are calculated at 1.25% of the
purchase price per year. Monthly mortgage insurance is required
if the down payment is less than 20%.

In addition to prepaid finance charges, they will have other
closing costs of $3,000.
You are to evaluate 4 financing scenarios for them. You must
determine if they qualify for each of them.
They can get an approval if their housing ratio is less than 32%
and their total debt to income ratio is less
than 43%.
1. Loan A – Fixed 30 year loan at 4.00% for 80% of the
purchase price. Prepaid finance charges
will be $1,500 plus 1 point on the loan.
2. Loan B - Fixed 30 year loan at 4.375% for 80% of the
purchase price. Prepaid finance charges
will be $0 plus 0.00 points on the loan. Higher rate, lower
closing costs.
3. Loan C - Fixed 30 year loan at 4.125% for 90% of the
purchase price. Mortgage insurance will
cost 0.44% of the loan amount per year. Prepaid finance charges
will include the mortgage
insurance, plus $1,500 plus 1.00 point on the loan.
4. Loan D - Intermediate adjustable rate mortgage that has a
fixed interest rate for the first 5 years
at 3.250% for 80% of the purchase price. Prepaid finance
charges are 1% of the loan amount plus
$1,500. This loan has an initial interest rate change cap of 5%,
subsequent change caps of 2%/year
and a life cap of 5%. The lender will use an interest rate of
4.25% to calculate the loan payment

to determine their debt to income ratio since there may be
payment shock when the rate changes
after 5 years.
Name:
It may be convenient for you to complete the following table:
80% LTV
Higher Rate
Loan A B C D
Down Payment
Loan Amount
Monthly Principal &
Interest
Monthly Mortgage
Insurance Payment
Property
Taxes/month
Insurance/Month
Total House

Payment
Loan Payment used
to qualify to ARM
House Payment
used to qualify for
ARM
Hous ing Ratio
Total Debt to
Income Ratio
APR for the Loan Not Required
Do they qualify for
this loan?
Down Payment
Closing Costs
Prepaid Finance
Charges
Total Cas h to Close
Description
80% LTV
Lower Rate
90% LTV Fixed 30
80% LTV

5-Year ARM
Name:
Analysis of Your Calculations
Calculate the difference in the cash required to close and the
total monthly payment for the 30 year loan
with the higher rate and the 90% loan with mortgage insurance.
Additional Cash to Close [Loan B Less Loan C] Additional
Monthly Pmt [Loan B Less Loan C]
$ $
Should these buyers take the 90% loan and use the reduced cash
to close to pay off their student loans?
Explain you recommendation.
Consider the ARM loan.
o What is the balance after 5 years? $
o What is the maximum possible principal and interest payment
on that loan in year 6, when the
rate adjusts? $

Which Loan option would you recommend? Loan
Why do you suggest this option?
Yes No

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