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2.1 AFM Investment Appraisal NPV 171223
2.1 AFM Investment Appraisal NPV 171223
Aditya 120,000 every year for GST advisory Aditya is a businessman, he wants someone to do the
10 year contract file monthly GST returns
Case I
Cost of capital 10% Year Cashflow DF @ 10%
This is my discounting rate 0 -800,000 1
PV of outflow
1 120,000 0.909
2 120,000 0.826
3 120,000 0.751
4 120,000 0.683
5 120,000 0.621
6 120,000 0.565
7 120,000 0.513
8 120,000 0.467
9 120,000 0.424
10 120,000 0.386
1,200,000
PV of inflow
Case II
Shivam's annual inflow is still 120000 per year
But, Satyamedh has now asked for 600000 lumpsum on day 1
Year Cashflow DF @ 10%
0 -600,000 1
PV of outflow
1 120,000 0.909
2 120,000 0.826
3 120,000 0.751
4 120,000 0.683
5 120,000 0.621
6 120,000 0.565
7 120,000 0.513
8 120,000 0.467
9 120,000 0.424
10 120,000 0.386
PV of inflow
Case III
Shivam's annual inflow is now 140000 per year
Satyamedh asks for 800000 lumpsum
1 140,000 0.909
2 140,000 0.826
3 140,000 0.751
4 140,000 0.683
5 140,000 0.621
6 140,000 0.565
7 140,000 0.513
8 140,000 0.467
9 140,000 0.424
10 140,000 0.386
PV of inflow
Decision Rule
33.33%
Amount
-800,000
-800,000
109,080
99,120
90,120
81,960
74,520
67,800
61,560
56,040
50,880
46,320
737,400
-62,600
Reject
Amount
-600,000
-600,000
109,080
99,120
90,120
81,960
74,520
67,800
61,560
56,040
50,880
46,320
737,400
137,400
Accept
Amount
-800,000
-800,000
860,300
60,300
Accept
DCF
Cash Flow x DF
Cash Flow x DF
Cash Flow x DF
Sum ()
Free Cash Flow
Cash that is not retained and reinvested in the business is called free cash flow.
- It represents cash flow available to all the providers of capital of a company
- to pay dividends or finance additional capital projects.
The free cash flows used to evaluate investment projects are therefore essentially the net relevant cash flows
Free cash flow to equity : This is essentially the cash available for distribution to shareholders, so in many
cases just the free cash flow already calculated, but with debt interest also deducted.
e net relevant cash flows
hareholders, so in many
Assumptions used in discounting
- all cash flows occur at the end of a year
- initial investments occur at T0 Start of T2 = End of T1
- other cash flows start one year after that (T1).
Decision Rule
Advantages
Disadvantages
2,545
Question
-82,660
Suppose, in an investment problem, we calculate the NPV of certain cash flows at 12% to be – $97,
and at 10% to be zero, and yet at 8% the NPV of the same cash flows is + $108.
If the funds were borrowed at 12% the investor would be $97 out of pocket
– i.e. the investment earns a yield below the cost of capital.
If funds were borrowed at 10% the investor would break even – i.e. the investment yields a
return equal to the cost of capital.
225000 which hits my account is the money cash flow or I can call it Nominal Cash flow
204545 is my REAL cash flow (after removing impact of inflation)
Fisher's Formula
(1 + Money Rate) = (1 + Real Rate) * (1 + Inflation)
** In any Investment appraisal question, unless otherwise stated, please use money rate, money cash flow for
sh actually received. I will call it Money Cash Flow/ Nominal Cash Flow
ch was worth 100 last year, is worth 110 this year
225000 this year [ this 225000 includes the impact of inflation ]
ur salary was 200000, they gave an increment of 4545, your salary then came to 204545
id, we will compensate you for 10% inflation and your salary came to 225000
4,545 2.27%
on my FD Certificate)
$1,000 is invested in an account that pays 10% interest pa. Inflation is currently 7% pa.
Find the real return on the investment.
Solution
Question
If the real rate of interest is 8% and the rate of inflation is 5%, what should the money rate of interest be?
Solution
Solution
Net cash flow value today [ without considering inflatio 20,000 [ this is at T0 ]
Rate of inflation 5.50%
T0 T1 T2 T3
Cashflows (50,000) 21,100 22,261 23,485
DF @ 15% 1.000 0.870 0.756 0.658
DCF (50,000) 18,348 16,832 15,442
T0 T1 T2 T3
Cashflows (50,000) 20,000 20,000 20,000
DF @ 15% 1.000 0.917 0.842 0.772
DCF (50,000) 18,340 16,840 15,440
this is at T0 ]
T4
24,776
0.572
14,166
T4
20,000
0.708
14,169
Question
A company is considering a cost-saving project. This involves purchasing a machine costing $7,000
which will result in annual savings (in real terms) on wage costs of $1,000 and on material costs of $400.
The following forecasts are made of the rates of inflation each year for the next five years:
Evaluate the project, assuming that the machine has a life of five years and no scrap value.
* Ignore depreciation and tax
Solution
Particulars T0 T1 T2 T3 T4
Purchase of new machine -7,000.00
Saving in wage cost 1,100.00 1,210.00 1,331.00 1,464.10
Saving in material cost 420.00 441.00 463.05 486.20
Working Notes
T0 T1 T2 T3 T4
Wage cost 1,000.00 1,100.00 1,210.00 1,331.00 1,464.10
You can also calculate the Future value of the cashflow by applying the compounding factor [ 1 + r ] ^ n
Wage cost increases by 10%
You can also calculate the Future value of the cashflow by applying the compounding factor [ 1 + r ] ^ n
Material cost increases by 5%
Notes
*** Whenever general and specific rates of inflation are given, then
- Use the specific rates to inflate the individual cost / revenue items
- Use the general rate in 'Fisher's formula' to arrive at the money rate / nominal rate to be used for discounting
costs of $400.
T5
1,610.51
510.51
2,121.02
0.497
1,054.52
T5
1,610.51
or [ 1 + r ] ^ n
T5
510.51
or [ 1 + r ] ^ n
Cost of Sales 60.00 Sales 100.00 *All Sales are cash sales and all cost is paid in cash
Profit before tax 20.00 A cash expense called salary was debited to P&L
Tax 5.00 So, my taxable profit was reduced by 20
PAT 15.00 Consequently, my tax was reduced from 10 in stage I to
There was a cash outflow [ expense ] of 20 and therefo
tax liability of 5
Tax saving = 5 = Amount of expense [ 20 ] * tax rate o
0 ( - ) 60 ( - ) 20 = 20
25% = 20 * 25% = 5
0 ( - ) 60 ( - ) 20 ( - ) 10 = 10
10 * 25% = 2.50
0 ( - ) 2.50 = 7.50
Usually, tax is paid in arrears i.e. it is paid in the year following the year in which income is earned
So, if income is earned in T1, tax is paid at the end of T2
In reality, it might be paid earlier. For example. Tax for FY 20-21 is paid in September 2021
But , if we go by these dates, calculation of PV will become very difficult
So, for ease of calculation, we say that tax is paid at the end of following year
T1 T2 T3 T4 T5
Depreciation 25 25 25 25
Tax Saving due to Dep 6.25 6.25 6.25 6.25
** For this to happen, the question will say that tax is paid in arrears
Scenario - II: Tax is paid in the same year in which income is earned
T1 T2 T3 T4 T5
Net Cash Flow 100 120 150 200
** Question will specifically say that tax is paid in the same year in which income is earned
Income of 100 is earned in T1 and tax on this 100 is paid in T2
Income of 120 is earned in T2 and tax on this 120 is paid in T3
income is earned
When I record depreciation expense in P&L of year 1, it reduces my taxable profit of year 1
That means, including depreciation in P&L will ultimately lead to payment of lesser tax next year
That means, it will lead to tax saving
Also called "Tax Shield"
Question
An asset is bought for $10,000 and will be used on a project for four years after which it will be disposed of.
Tax is payable at 30%, one year in arrears, and tax-allowable depreciation is available at 25% reducing balance.
A Calculate the tax-allowable depreciation and hence the tax savings for each year if the proceeds on disposal of the as
B How would your answer change if the asset was sold for $5,000?
C If net trading income (cash flows) from the project is $8,000 pa, based on your answer to part (a)
and a cost of capital of 10%, calculate the NPV of the project.
Solution
Part ( a )
Part ( b )
WDV for tax purposes / Carrying amount 3,164
Sale Proceeds of the asset 5,000
Part ( c )
Particulars T0 T1 T2 T3
a Cost of machinery (10,000)
b Operating cash flow 8,000 8,000 8,000
c Tax on operating cashflow [ b * 30% ] (2,400) (2,400)
d Tax saving on depreciation 750 563
e Proceeds from disposal
f Net cash flow [ - a + b - c + d + e ] (10,000) 8,000 6,350 6,163
g DF @ 10% 1.000 0.909 0.826 0.751
h DCF [ f * g ] (10,000) 7,272 5,245 4,628
T4 T5
8,000
(2,400) (2,400)
422 516
2,500
8,522 (1,884)
0.683 0.621
5,821 (1,170)
Balancing Allowance / balancing charge
Step 1
Calculate WDV of the Non current asset at the start of last year of the project
Step 2
Note down the sale proceeds / disposal value of the asset
Step 3
If WDV > Sale Proceeds, it is Balancing allowance - It is an expense
If WDV < Sale Proceeds, it is Balancing charge - Treated like income
You have to borrow funds from your investor or family or friends to fund your day to day operations as well
Say you buy stock using this money. You sell it on day 1, you get cash against it and then you use this cash
to fund your needs for day 2
A company expects sales for a new project to be $250,000 in the first year growing at 8% pa.
The project is expected to last for 5 years. Working capital equal to 10% of annual sales
is required and needs to be in place at the start of each year.
Calculate the working capital flows for incorporation into the NPV calculation.
Solution
Play Co manufactures safety surfacing for children’s playgrounds. The main raw material required is rubber particle
currently purchased from an outside supplier for $3.50 per tonne. This price is contractually guaranteed for t
If the contract is terminated within the next two years, Play Co will be charged an immediate termination penalty of
which will not be allowed as a tax deductible expense.
The directors are considering investing in equipment that would allow Play Co to manufacture these particles in hou
The machine required to process the tyres will cost $400,000, and it is estimated that at the end of year four th
The additional fixed costs include maintenance costs of $40,000 and the additional depreciation charge
(calculated on a straight-line basis over the life of the asset) relating to the machine.
All of the above are quoted in current price terms. Inflationary increases are expected as follows:
The annual demand for the particles (based on the sales forecasts of the company) is:
Profit tax of 30% per year will be payable one year in arrears. Tax allowable depreciation on a 25% reducing balanc
could be claimed on the cost of the equipment, with a balancing allowance being claimed in the fourth year of opera
1 - Using 15% as the after-tax discount rate, advise Play Co on the desirability of purchasing the equipment.
(Your workings should be shown to the nearest $000)
Solution
Particulars T0 T1 T2
a Purchase cost of machine -400.00
b Savings in Purchase cost [ WN 1 ] 350.00 385.00
c Variable cost of production [ WN 2 ] -82.40 -93.36
d Maintenance cost [ WN 4 ] -42.00 -44.10
e Other fixed cost [ WN 5 ] -66.30 -67.63
f Taxable operating cash flows [ b - c - d - e ] 159.30 179.91
g Tax on taxable cash flows [ f * 30% ] -47.79
h Termination penalty -150.00
i Tax saving on depreciation [ WN 6 ] 30.00
j Disposal proceeds of machine
k Total cash flows [ - a + f - g - h + I + j ] -550.00 159.30 162.12
l DF @ 15% 1.000 0.870 0.756
m DCF [ k * l ] -550.00 138.59 122.57
Working Notes
Particulars T1 T2 T3
Demand ( in tonnes) 100,000 110,000 130,000
Purchase cost per tonne 3.50 3.50 3.50
Total purchase cost saved if manufactured internal 350,000 385,000 455,000
Saving in purchase cost [ in '000 ] 350 385 455
Particulars T1 T2 T3
Demand ( in tonnes) 100,000 110,000 130,000
Variable cost of production 0.82 0.85 0.87
Total variable cost [ in '000 ] 82.40 93.36 113.64
Total Fixed cost = Maintenance cost ( + ) SLM Depreciation ( + ) Other fixed costs
SLM Depreciation per annum = [ Cost - Estimated Residual Value ] / Estimated Useful Life = [ 400000 - 50000 ] / 4
Total Fixed cost = Maintenance cost ( + ) SLM Depreciation ( + ) Other fixed costs
192500 = 40000 ( + ) 87500 ( + ) Other fixed costs
Other fixed cost = 192500 ( - ) 40000 ( - ) 87500 = 65000
WN 4 - Maintenance cost
Particulars T1 T2 T3
Maintenance cost 42,000.00 44,100.00 46,305.00
Maintenance cost [ in '000 ] 42.00 44.10 46.31
Particulars T1 T2 T3
Other fixed cost 66,300.00 67,626.00 68,978.52
Other fixed cost [ in '000 ] 66.30 67.63 68.98
that at the end of year four the machine will have a second-hand value of $50,000.
epreciation charge
d as follows:
Year 4
160,000
T3 T4 T5
455.00 560.00
-113.64 -144.07
-46.31 -48.62
-68.98 -70.36
226.07 296.96
-53.97 -67.82 -89.09
T4
160,000
3.50
560,000
560
T4
160,000
0.90
144.07
T4
70,358.09
70.36
Year 4
168,750
(42,188)
126,563
12.66