Professional Documents
Culture Documents
Lecture
Lecture
401
Project Management
Spring 2007
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Session Objective
Risk
Context: Feasibility Phases
Project Concept
Land Purchase & Sale Review
Evaluation (scope, size, etc.)
Constraint survey
Site constraints
Cost models
Site infrastructural issues
Permit requirements
Summary Report
Decision to proceed
Regulatory process (obtain permits, etc)
Design Phase
Lecture 2 - References
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Financing – Gross Cashflows
years 1 2 3 4 5 6 7 8 9 10
OWNER
investment ($10,000,000) ($20,000,000)
operation incomes $2,000,000 $4,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000
owner cashflow $0 ($10,000,000) ($20,000,000) $2,000,000 $4,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000
owner cum cashflow $0 ($10,000,000) ($30,000,000) ($28,000,000) ($24,000,000) ($18,000,000) ($12,000,000) ($6,000,000) $0 $6,000,000
CONTRACTOR
costs ($4,000,000) ($7,000,000) ($14,000,000) $0 $0 $0 $0 $0 $0 $0
revenues $0 $10,000,000 $20,000,000 $0 $0 $0 $0 $0 $0 $0
contractor cashflow ($4,000,000) $3,000,000 $6,000,000 $0 $0 $0 $0 $0 $0 $0
contractor cum cashflow
($4,000,000) ($1,000,000) $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000
$10,000,000
$5,000,000
$0
($5,000,000) 1 2 3 4 5 6 7 8 9 10 11
($20,000,000)
($25,000,000)
($30,000,000)
($35,000,000)
Financing – Gross Cashflows
Design/Preliminary Construction
years 1 2 3 4 5 6 7 8 9 10
OWNER
investment ($10,000,000) ($20,000,000)
operation incomes $2,000,000 $4,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000
owner cashflow $0 ($10,000,000) ($20,000,000) $2,000,000 $4,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000
owner cum cashflow $0 ($10,000,000) ($30,000,000) ($28,000,000) ($24,000,000) ($18,000,000) ($12,000,000) ($6,000,000) $0 $6,000,000
CONTRACTOR
costs ($4,000,000) ($7,000,000) ($14,000,000) $0 $0 $0 $0 $0 $0 $0
revenues $0 $10,000,000 $20,000,000 $0 $0 $0 $0 $0 $0 $0
contractor cashflow ($4,000,000) $3,000,000 $6,000,000 $0 $0 $0 $0 $0 $0 $0
contractor cum cashflow
($4,000,000) ($1,000,000) $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000
$10,000,000
$5,000,000
$0
($5,000,000) 1 2 3 4 5 6 7 8 9 10 11
($20,000,000)
($25,000,000)
($30,000,000)
($35,000,000)
Financing – Gross Cashflows
Design/Preliminary Construction
years 1 2 3 4 5 6 7 8 9 10
OWNER
investment ($10,000,000) ($20,000,000)
operation incomes $2,000,000 $4,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000
owner cashflow $0 ($10,000,000) ($20,000,000) $2,000,000 $4,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000 $6,000,000
owner cum cashflow $0 ($10,000,000) ($30,000,000) ($28,000,000) ($24,000,000) ($18,000,000) ($12,000,000) ($6,000,000) $0 $6,000,000
CONTRACTOR
costs ($4,000,000) ($7,000,000) ($14,000,000) $0 $0 $0 $0 $0 $0 $0
revenues $0 $10,000,000 $20,000,000 $0 $0 $0 $0 $0 $0 $0
contractor cashflow ($4,000,000) $3,000,000 $6,000,000 $0 $0 $0 $0 $0 $0 $0
contractor cum cashflow
($4,000,000) ($1,000,000) $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000 $5,000,000
$10,000,000
$5,000,000
$0
($5,000,000) 1 2 3 4 5 6 7 8 9 10 11
• Early expenditure
($10,000,000) owner cum cashflow
• Takes time to get revenue
($15,000,000) contractor cum cashflow
($20,000,000)
($25,000,000)
($30,000,000)
($35,000,000)
Project Financing
Public
Private
“Project” financing
Outline
Session Objective & Context
Project Financing
Owner
Project
Contractor
Additional Issues
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Public Financing
Sources of funds
General purpose or special-purpose bonds
Tax revenues
Capital grants subsidies
International subsidized loans
Social benefits important justification
Benefits to region, quality of life, unemployment relief, etc.
Important consideration: exemption from taxes
Public owners face restrictions (e.g. bonding caps)
Major motivation for public/private partnerships
MARR (Minimum Attractive Rate of Return) much lower (e.g. 8-
10%), often standardized
Private Financing
Major mechanisms
Equity
Invest corporate equity and retained earnings
Offering equity shares
Stock Issuance (e.g. in capital markets)
Must entice investors with sufficiently high rate of return
May be too limited to support the full investment
May be strategically wrong (e.g., source of money, ownership)
Debt
Borrow money
Bonds
Because higher costs and risks, require higher returns
MARR varies per firm, often high (e.g. 20%)
Private Owners w/Collateral Facility
Distinct Financing Periods
Short-term construction loan
Bridge Debt
Risky (and hence expensive!)
Borrowed so owner can pay for construction (cost)
Long-term mortgage
Senior Debt
Typically facility is collateral
Pays for operations and Construction financing debts
Typically much lower interest
Loans often negotiated as a package
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
“Project” Financing
Investment is paid back from the project profit rather than the
general assets or creditworthiness of the project owners
For larger projects due to fixed cost to establish
Small projects not much benefit
Investment in project through special purpose corporations
Often joint venture between several parties
Need capacity for independent operation
Benefits
Off balance sheet (liabilities do not belong to parent)
Limits risk
External investors: reduced agency cost (direct investment in project)
Drawback
Tensions among stakeholders
Outline
Session Objective & Context
Project Financing
Owner
Project
Contractor
Additional Issues
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Contractor Financing I
Payment schedule
Break out payments into components
Advance payment
Periodic/monthly progress payment (itemized breakdown structure)
Milestone payments
Often some compromise between contractor and owner
Architect certifies progress
Agreed-upon payments
retention on payments (usually, about 10%)
Often must cover deficit during construction
Can be many months before payment received
S-curve Work
Man-hours
months
S-curve Cost
8 100
90
7
80
6
70
Cumulative costs $K
5
60
4 50 Daily cost
$K
Cum. costs
40
3
30
2
20
1
10
0 0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22
Working days
Expense & Payment
Contractor Financing II
120 140
100 120
100
80
Revenue
Revenue
80
60
60
40
40
20
20
0 0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
Month Month
Contractor Financing II
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Latent Credit
Many people forced to serve as lenders to owner due
to delays in payments
Designers
Contractors
Consultants
CM
Suppliers
Implications
Good in the short-term
Major concern on long run effects
Role of Taxes
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Develop or Not Develop
Project A Project B
Construction=3 years Construction=6 years
Cost = $1M/year Cost=$1M/year
Sale Value=$4M Sale Value=$8.5M
Total Cost? Total Cost?
Profit? Profit?
Quantitative Method
Profitability
Create value for the company
Profit
TOTAL
EQUIVAL. $
REVENUES 5,500,000.00
COSTS 4,600,000.00
Project management 400,000.00
Engineering 800,000.00
Material & transport 2,200,000.00
Construction/commissioning 1,300,000.00
Contingencies 200,000.00
Time factor?
Quantitative Method
Profitability
Create value for the company
Opportunity Cost
Time Value of Money
A dollar today is worth more than a dollar tomorrow
Investment relative to best-case scenario
E.g. Project A - 8% profit, Project B - 10% profit
Money Is Not Everything
Social Benefits
Hospital
School
Highway built into a remote village
Intangible Benefits (E.g, operating and competitive
necessity)
New warehouse
New cafeteria
Outline
Session Objective & Context
Project Financing
Owner
Project
Contractor
Additional issues
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Basic Compounding
$x
Time Value of Money
If we assume
That money can always be invested in the bank (or some
other reliable source) now to gain a return with interest later
That as rational actors, we never make an investment which
we know to offer less money than we could get in the bank
Then
Money in the present can be thought as of “equal worth” to
a larger amount of money in the future
Money in the future can be thought of as having an equal
worth to a lesser “present value” of money
Equivalence of Present Values
STELLAR access:
http://stellar.mit.edu/S/course/1/sp07/1.040/
Next Tuesday Recitation: Skyscraper Part I
Please set up an appointment to discuss your AS2 if
you choose emerging technologies (MF preferred)
Office: 1-174
TA (50%) for our class
Send your resume (or brief your experience) by this
Sunday
Outline
Session Objective & Context
Project Financing
Owner
Project
Contractor
Additional issues
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Time Value of Money: Revisit
If we assume
That money can always be invested in the bank (or some
other reliable source) now to gain a return with interest later
That as rational actors, we never make an investment which
we know to offer less money than we could get in the bank
Then
Money in the present can be thought as of “equal worth” to
a larger amount of money in the future
Money in the future can be thought of as having an equal
worth to a lesser “present value” of money
Present Value (Revenue)
0 t
PV(x) t
t
PV(x) The net result is that I can convert a sure cost x at time t
into a (smaller) cost of PV(x) now!
Summary
Because we can flexibly switch from one such value to another
without cost, we can view these values as equivalent
FV v’
0
PV v t
Summary
Because we can flexibly switch from one such value to another
without cost, we can view these values as equivalent
FV v’ = v(1+i)t
0
PV v t
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Rates
Difference between PV (v) and FV ( =v(1+i)t ) depends on i and t.
Rates
Difference between PV (v) and FV ( =v(1+i)t ) depends on i and t.
Interest Rate
Contractual arrangement between a borrower and a lender
Discount Rate (real change in value to a person or group)
Worth of Money + Risk
Discount Rate > Interest Rate
Minimum Attractive Rate of Return (MARR)
Minimum discount rate accepted by the market corresponding to the risks
of a project (i.e., minimum standard of desirability)
Choice of Discount Rate
r = rf + ri + rr
Where:
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
Interest Formulas
PV = Present Value
FV = Future Value
(F/P, i, n) = (1 + i )n
0 1 2 … n
F
P
Interest Formulas: Payment
(P/F, i, n) = 1/ (1 + i )n = 1/ (F/P, i, n)
0 1 … n-1 n
P
F
Interest Formulas: Payment
- Example
0 n
P=? F=$100,000
P = F×(P/F, 0.12, 5)
F
0 1 2 … n
A A A A
F=A
F
0 1 2 … n
A A A A
Interest Formulas: Series
F = A+A(1+i)
F
0 1 2 … n
A A A A
Interest Formulas: Series
0 1 2 … n
A A A A
Interest Formulas: Series
(A/F, i, n) = i / [ (1 + i )n – 1] = 1 / (F/A, i, n)
0 1 2 … n
A A A A
F
Interest Formulas: Series
(P/A, i, n) = [ (1 + i )n -1 ] / [ i (1 + i )n ]
P
0 1 2 … n
A A A A
Interest Formulas: Series
(P/A, i, n) = [ (1 + i )n -1 ] / [ i (1 + i )n ]
P = A/ (1 + i )
0 1 2 … n
A A A A
Interest Formulas: Series
(P/A, i, n) = [ (1 + i )n -1 ] / [ i (1 + i )n ]
P = A/(1 + i ) + A/(1 + i )2
0 1 2 … n
A A A A
Interest Formulas: Series
(P/A, i, n) = [ (1 + i )n -1 ] / [ i (1 + i )n ]
0 1 2 … n
A A A A
Verify it!
Interest Formulas: Series
0 1 2 … n
A A A A
P
Verify it!
Interest Formulas: Series
- Example
A = P * (which factor?)
Interest Formulas: Series
- Example
= -5,373
= -18,011
Outline
Session Objective & Context
Project Financing
Owner
Project
Contractor
Additional issues
Financial Evaluation
Time value of money
Present value
Rate
Interest Formulas
NPV
IRR & payback period
Missing factors
Net Present Value
Project A Project B
Construction=3 years Construction=6 years
Cost = $1M/year Cost = $1M/year
Sale Value = $4M Sale Value = $8.5M
Total Cost? Total Cost?
Profit? Profit?
Drawing out the examples
Project A
$4M
0 1 2 3
Project B $8.5M
0 1 6
Project A
-$1M * (P/A, 0.1, 3) + $4M * (P/F, 0.1, 3)
Project B
-$1M * (P/A, 0.1, 6) + $8.5M * (P/F, 0.1, 6)
-$77 M
[NPV2]20%
= -75.3 + (28)(P/A, 0.2, 5) = -75.3 + 83.7
= 8.4
$28 M each year
-$75.3 M
Solution
[NPV3]20%
= -39.9 + (28)(P/A, 20%, 4) - (80)(P/F, 20%, 5)
= -39.9 + 72.5 - 32.2
= 0.4 $28 M each year
-$39.9 M
-$80 M
[NPV4]20%
= 18 + (10)(P/F, 20%, 1) - (40)(P/F, 20%, 2)
- (60)(P/F, 20%, 3) + (30)(P/F, 20%, 4)
+ (50)(P/F, 20%, 5)
= 18 + 8.3 - 27.8 - 34.7 + 14.5 + 20.1 = -1.6 $50 M
$30 M
$18 M $10 M
-$40 M
-$60 M
Source: Hendrickson and Au, 1989/2003
Solution
[NPV1] = 17.4
[NPV2] = 8.4
[NPV3] = 0.4
[NPV4] = -1.6
2 pieces of equipment: one needs a human operator (initial cost $10,000, annual $4,200 for
labor); the second is fully automated (initial cost $18,000, annual #3,000 for power).
n=10years.
Is the additional $8,000 in the initial investment of the second equipment worthy the
$1,200 annual savings? (discount rate: 5 or 10%)
Link
Selection of Discount Rate: Example
2 pieces of equipment: one needs a human operator (initial cost $10,000, annual $4,200 for
labor); the second is fully automated (initial cost $18,000, annual #3,000 for power).
n=10years.
Is the additional $8,000 in the initial investment of the second equipment worthy the
$1,200 annual savings? (discount rate: 5 or 10%)
There is a critical value of i that changes the equipment choice (approximately 8.15%)
Example: The US Federal Highway Administration promulgated a regulation in the early
1970s that the discount rate for all federally funded highways would be zero. This was
widely interpreted as a victory for the cement industry over asphalt industry. Roads made
of concrete cost significantly more than those of made of asphalt while requiring less
maintenance and less replacement [Shtub et al., 1994] - Link
Outline
Session Objective & Context
Project Financing
Owner
Project
Contractor
Additional issues
Financial Evaluation
Time value of money
Present value
Rate
Interest Formulas
NPV
IRR & payback period
Missing factors
Internal Rate of Return (IRR)
Defined as the rate of return that makes the NPV of the project
equal to zero
To see whether the project’s rate of return is equal to or higher
than the rate of the firm to expect to get from the project
IRR Calculation Example
IRR
IRR Investment Rule
> Accept
r- =
r* Indifferent
< Reject
- r = IRR,
* r = MARR
NPV
Discount Rate
Link
IRR vs. NPV
When the inflation rate j is small, these relations can be approximated by:
i' i j or i i' j
n
NPV A0 At / (1 i )t
t 1
n
NPV A0 At' / (1 i ' )t
t 1
Link
Solution
Depreciation costs are not inflated to current dollars in conformity with the practice recommended by
the U.S. Internal Revenue Service.
Financial Evaluation
Time value of money
Present value
Rates
Interest Formulas
NPV
IRR & payback period
Missing factors
What are we Assuming Here?
Risk
Risk Management
Case Study