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• To illustrate how the cap rate can differ from the discount rate, consider the case
where the $100 cash flow grows at a rate of 5% per year forever and the discount rate
is 20%. Recall from our earlier discussions in Lectures 2 and 4 that the DCF valuation
equation used in this situation is known as the Gordon growth model:
• Substituting into Equation 8.2 produces an estimate of value equal to $700, i.e.,
• The valuation multiple in this example is equal to the ratio of one plus
the growth rate in future cash flows, divided by the difference between
the discount rate and the anticipated rate of growth in future cash
flows. In the example of the growing perpetuity calculated above, the
valuation multiple is 7. Because the multiple is equal to 7, the cap rate
is 1/7 or 14.29%, which is less than the 20% discount rate.
• Using the cap rate, we value the growing cash flow stream as
follows:
• Building A:
– Rent: $30 per square foot; Maintenance costs: $10 per square foot
• Building B:
– Rent: $21 per square foot; Maintenance costs: $10 per square foot.
• Building B has higher fixed costs relative to revenues, its operating
leverage is substantially higher than Building A; we expect its
operating income to be more volatile in response to changes in rental
revenues.
• We can calculate the equity value of Airgas Inc. from enterprise value as
follows:
Table 8.7
(cont.)