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Inclusions:
After-tax incremental cash flows and timing is crucial (to discount Cash Flows)
Opportunity Costs (to ascertain cost of forgoing other proposals)
Externalities – Cannibalization (how the intended proposal will impact existing
business set-up)
Exclusions:
Financing costs – excluded from cash flows as it is part of the discount rate
Sunk Cost – Costs that have been incurred and cannot be recovered (such as cost
for determining feasibility of a project)
Accounting net income
Probable Issues with Project Interactions
Unlimited Funds • Company can raise funds for all profitable projects Internal rate of return
Payback period/
Capital Rationing • Company has fixed amount of funds to invest – must discounted payback
allocate funds to optimize shareholder value period
Profitability Index
• Projects sequenced through time – e.g. invest in
Project
project today, if results positive, invest in subsequent
Sequencing project; otherwise do not invest in second project
Net Present Value (NPV)
+ve NPV
Rate of return > cost of PV at r=10%
t=0 1 2 3 4
capital -60
= accept project
27.28 CF= -60 30 30 30 40
-ve NPV 24.80
Rate of return < cost of 22.54
capital
27.32
= reject project
NPV = 41.92
Net Present Value (NPV)
In a gold harvest scheme, Tanishq is accepting a deposit of Rs 1000
today and will pay Rs 325 for next 4 years. Assuming a discount rate
of 10%, does this proposal have a positive NPV?
Solution:
Plot the cash flows of Rs 325 for 4 years Step Screen Remark
1 ON Start
Discount each cash flow with 10% and aggregate the discounted
2 2ND -> CLR WORK Erase earlier data
cash flows 3 CF -> -1000 -> First cash flow (negative)
Compare the aggregated discounted cash flows with the initial ENTER
4 Go to next cash flow
outflow of Rs 1000 to compute the NPV
5 325 -> ENTER -> Second cash flow
NPV is positive: Rs 30.21 6 4-> ENTER -> Cash flow of how many years
7 Press NPV
8 Enter Rate = 10% As discount rate
9 Compute Rs 30.21
Internal Rate of Return (IRR)
Discount rate that makes PV of future after-tax cash flows equal to investment outlay
(ergo, its a return on the amount invested)
𝑛
𝐶𝐹𝑡
− 𝑂𝑢𝑡𝑙𝑎𝑦 = 0
1 + 𝐼𝑅𝑅 𝑡
𝑡=0
𝐶𝐹1 𝐶𝐹2 𝐶𝐹𝑛
i.e. 𝐶𝐹0 = 1 + 2 + ………+ 𝑛
1+𝐼𝑅𝑅 1+𝐼𝑅𝑅 1+𝐼𝑅𝑅
To actually see how this is done, we use the process of trial and error….
Internal Rate of Return (IRR)
IRR calculated using process of Trial and Error Step Screen Remark
Discount Rate (%) NPV 1 ON Start
Year 0 1 2 3
CF -20,000 8,000 9,000 6,000
Cumulative CF -20,000 -12,000 -3,000 3,000
Discounted CF -20,000 7,620 8,164 5,184
Cum. Disc. CF -20,000 -12,380 -4,216 968
PI is the ratio of PV of future cash flows to initial investment while NPV is difference
between PV of future cash flows and initial investment.
E.g. ABC Corp. investment had an outlay of $60Mio, PV of $73Mio, and NPV of
$3Mio:
PI = (73/60) = 1.22
Thus, invest in project.
Cross over rate/NPV Profile
NPV Profile Aman has to decide between replacing an existing equipment or leasing it.
Below are the cash flows of the two projects. Compute the cross-over rate for
both the projects?
It’s a graph which shows a project’s NPV for different
discount rates
Today After 1 yr After 2 yrs
Let us chart out two projects with various NPVs on a graph Replacement -400 100 450
Discount Rate NPV1 NPV2 Lease -200 150 150
Solution
0% 500 750
5% 350 450
Cross-over rate is the discount rate at which NPVs of both projects are same
(or the NPV of the differences between the projects’ cash flows should be
10% 250 250 Zero)
15% 100 80
Today After 1 yr After 2 yrs
1 Difference -200(Year 1) = 50,
50Cash Flow (Year
300 2) = 300,
Cash Outflow = -200, Cash Flow
2 Cross-over rate Compute IRR
NPV
Discount rate
Ranking conflict: NPV vs. IRR
Difference in Timing of Cash flows Year 0 1 2 3 NPV IRR
60 Project A -100 60 60 50 41.75 33.21%
crossover rate
40 Project B -100 0 0 200 50.26 25.99%
20
NPV
-40
Discount Rate
Project A has cash flows coming in earlier; thus IRR is higher because IRR method
assumes that all interim cash flows are being reinvested at 33.21%
NPV method however assumes that all cash flows are being reinvested at 10% and gives
a better idea of relative profitability of projects A and B
2 mutually exclusive projects, one has higher NPV, the other has a higher IRR; which
one do you choose and why?
Choose Project B because of higher NPV and profitability
Ranking conflict: NPV vs. IRR
Difference in Project scale Year 0 1 2 3 NPV IRR
150 Project A -100 60 60 60 63.40 36.31%
crossover rate
100
Project B -400 180 180 180 90.18 16.65%
50
NPV
0 Project A
Discount rate used for both projects =
5 10 20 30 40 Project B
-50 5%
-100
-150
Discount Rate
If we look only at IRR, then Project A is more attractive as it seems to give a much
higher return
However, at a discount rate of 5%, Project B is more profitable with a higher NPV
Only when the discount rate crosses 10% does Project A become more profitable as
shown in the graph
Always look at the NPV when trying to decide between mutually exclusive projects!
NPV vs. IRR
NPV IRR
Absolute measure: increase in shareholder Relative measure: IRR is compared to
value measured in dollars required rate of return or “hurdle rate”
Ranking of projects remains consistent Multiple IRRs or no IRRs may result when
regardless of cash flow pattern cash flows are unconventional
Better measure when projects are mutually Problematic when projects are mutually
exclusive; for independent projects both NPV exclusive e.g. 50% IRR on a $10M project is
and IRR will give the same result much better than a 50% IRR on a $100K
project whereas total value added will always
reflect in NPV
More realistic – reinvestment at discount rate Less realistic – reinvestment at IRR
Multiple IRR and no IRR
IRR Problems
100
0 Year 0 1 2
50 100 150 200 250 300
-100 Project A -1000 5000 -6000
NPV
Project A
-200 Project B Project B 100 -300 250
-300
-400
Discount Rate
It is possible for a project to have a nonconventional cash flow pattern like the projects
here
In Project A we have 2 IRR’s where NPV becomes zero while Project B has no IRR at all
Thus overall, NPV is always the most preferred method to determine the profitability of
a project
Popularity and usage
Based on research:
Payback period method used more often in European countries and larger companies
tend to prefer NPV and IRR over Payback period method
Discounting cash flow methods more widely used in companies run by MBA’s, public
corporations and primarily in the US
Also note that news of such a project may be considered as a signal about other
profitable capital projects underway or in future
In such a scenario, the stock price may rise to levels higher than $13 per share