Investments and Valuation: cram pack

Formula sheets, the key method steps for every topic and 8 practice problems, with full solutions at the back.

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1Formulas and methods

Time value of money

Future value: FV = PV·(1 + i)ⁿ
Present value: PV = FV/(1 + i)ⁿ
Several periods per year: i = r/m, N = m·n
Annuity, present value: PV = PMT·[1 − (1 + i)⁻ⁿ]/i
Annuity, future value: FV = PMT·[(1 + i)ⁿ − 1]/i

Method

Draw a timeline with every cash flow and its timing.
Match the rate to the period: a monthly rate for monthly payments.
Use FV = PV·(1 + i)ⁿ for single amounts and the annuity formulas for equal payments.
Check the sign and the order of magnitude of the answer.

Bond pricing & yield

Bond price: P = C·(1 − (1 + y)⁻ⁿ)/y + F/(1 + y)ⁿ
Semi-annual: C/2, y/2 and 2n periods
Current yield: C/P
Price and yield: yield up → price down

Method

Find the coupon per period and the yield per period.
Price = present value of the coupons (an annuity) + present value of the face value.
For semi-annual coupons use half the coupon, half the yield and twice the periods.
Check: if the yield is above the coupon rate, the price is below face value.

CAPM & WACC

CAPM: r_e = r_f + β·(r_m − r_f)
WACC: E/V·r_e + D/V·r_d·(1 − T)
Firm value: V = E + D

NPV & IRR

Net present value: NPV = −C₀ + Σ CF_t/(1 + r)^t
Equal cash flows: NPV = −C₀ + CF·[1 − (1 + r)⁻ⁿ]/r
Internal rate of return: the r at which NPV = 0
Decision: accept when NPV > 0 (or IRR > required return)

Method

List all cash flows with their year; the investment at year 0 is negative.
Discount each cash flow: CF_t/(1 + r)^t.
Add them up to get the NPV. Positive means the project earns more than r.
For the IRR, find the rate that makes NPV zero by trial or interpolation.

2Practice problems

1.Time value of moneyMedium

A property is expected to earn net rent of €12 000 next year. The rent is expected to grow by 2.5% per year forever. The required return is 5.5% per year. Find the value PV of the property today.

C₁ = €12 000g = 2.5%r = 5.5%

PV = €

2.Time value of moneyHard

A loan of €250 000 is repaid with equal monthly payments over 25 years. The interest rate is 5.4% per year, compounded monthly. Find the monthly payment A.

P = €250 0005.4% / 12N = 300

A = €

3.Bond pricing & yieldMedium

A bond with a face value of €1 000 pays a 6% annual coupon in two half-yearly payments and matures in 9 years. The yield to maturity is 5% per year. Find the price P of the bond.

F = €1 000coupon = 6%YTM = 5%n = 9

P = €

4.Bond pricing & yieldHard

A bond with a face value of €1 000 pays a 6% annual coupon in two half-yearly payments and matures in 6 years. It sells for €952. Find its yield to maturity YTM as an annual rate (twice the half-yearly yield), in percent.

F = €1 000coupon = 6% (2×)n = 6P = €952

YTM = %

5.CAPM & WACCMedium

A company has equity worth €5 000 000 and debt worth €3 000 000. Its WACC is 6.48%, its pre-tax cost of debt is 5% and the tax rate is 21%. Find the cost of equity r_e.

E = €5 000 000D = €3 000 000WACC = 6.48%r_d = 5%T = 21%

r_e = %

6.CAPM & WACCHard

A company's business has an unlevered (asset) beta of 0.8. It plans a debt-to-equity ratio of 1. The tax rate is 25%, the risk-free rate is 1.5% and the market risk premium is 4.5%. Find the cost of equity r_e at the new capital structure.

β_U = 0.8D/E = 1T = 25%r_f = 1.5%r_m − r_f = 4.5%

r_e = %

7.NPV & IRRMedium

A project costs €250 000 today. It generates €19 000 at the end of the first year, and the cash flow then grows by 3% per year forever. The cost of capital is 10%. Find the net present value NPV.

C₀ = €250 000CF₁ = €19 000g = 3%r = 10%

NPV = €

8.NPV & IRRHard

A project costs €20 000 and returns €14 000, €14 000 at the end of years 1 to 2. Find its internal rate of return IRR in percent.

CF₀ = −20 000CF₁ = 14 000CF₂ = 14 000

IRR = %

3Solutions

1.Time value of money

Answer: PV = 400000 €

Time value of money: money today is worth more than the same amount later, because it can earn interest. With interest rate i per period, an amount grows as FV = PV·(1 + i)ⁿ. A series of equal payments (an annuity) is valued by adding up each payment, which gives the annuity formulas.

Growing perpetuity

PV = C₁/(r − g) = 12 000/(0.055 − 0.025) = 12 000/0.03 = €400 000.00

Answer

PV = €400 000.00

2.Time value of money

Answer: A = 1520 €

Monthly rate and number of payments

i = 0.054000000000000006/12 = 0.0045

N = 12·25 = 300

Payment

The present value of N equal payments A is A·(1 − (1 + i)⁻ᴺ)/i. Set it equal to the loan and solve for A.

(1 + i)^−N = 0.26

A = 250 000·0.0045/(1 − 0.26) = €1 520.32

Answer

A = €1 520.32

3.Bond pricing & yield

Answer: P = 1072 €

Bond pricing: a bond’s price is the present value of its cash flows, discounted at the yield to maturity (YTM): the coupons form an annuity and the face value is paid back at maturity. P = C·(1 − (1 + y)⁻ⁿ)/y + F/(1 + y)ⁿ. When the yield is above the coupon rate the bond trades below face value, and the other way round.

Per period

C = €30.00, i = 0.025, N = 18

Present value of the coupons

€30.00·(1 − 0.6412)/0.025 = €430.60

Present value of the face value

€1 000·0.6412 = €641.17

Price

P = €1 071.77

Answer

P = €1 071.77

The yield is below the coupon rate, so the bond sells at a premium.

4.Bond pricing & yield

Answer: YTM = 6.993 %

Per period

C = €30.00, N = 12

Solve numerically

i = 3.497% per half-year

YTM

YTM = 2·3.497% = 6.993%

Answer

YTM = 6.993%

5.CAPM & WACC

Answer: r_e = 7.998 %

Cost of capital: CAPM gives the return shareholders require: r_e = r_f + β·(r_m − r_f). The weighted average cost of capital mixes equity and debt by their market values: WACC = E/V·r_e + D/V·r_d·(1 − T), with V = E + D. Interest is tax-deductible, hence the (1 − T).

Weights

V = €8 000 000, E/V = 0.625, D/V = 0.375

Debt part of the WACC

0.375·5%·(1 − 0.21) = 1.481%

Cost of equity

r_e = (6.48% − 1.481%)/0.625 = 7.998%

Answer

r_e = 7.998%

6.CAPM & WACC

Answer: r_e = 7.8 %

Levered beta (Hamada): debt makes equity riskier. β_L = β_U·(1 + (1 − T)·D/E), where β_U is the beta of the business without debt. To move a beta to another capital structure, unlever it first and then relever it at the new D/E.

Levered beta

β_L = 0.8·(1 + 0.75·1) = 1.4

Cost of equity (CAPM)

r_e = 1.5% + 1.4·4.5% = 7.8%

Answer

r_e = 7.8%

7.NPV & IRR

Answer: NPV = 21429 €

Net present value: discount every cash flow back to today with the required rate of return r, then add them up: NPV = Σ CFₜ/(1 + r)ᵗ. A project with NPV > 0 earns more than r and adds value. The internal rate of return (IRR) is the rate at which NPV = 0.

Value of the cash flows

PV = 19 000/(0.1 − 0.03) = 271 428.57

NPV

NPV = 271 428.57 − 250 000 = €21 428.57

Answer

NPV = €21 428.57

NPV is positive, so the project earns more than the required return.

8.NPV & IRR

Answer: IRR = 25.69 %

Bracket the IRR

NPV falls as the rate rises, so the IRR lies between a rate with positive NPV and one with negative NPV.

NPV(25%) = 160.00

NPV(30%) = −946.75

Narrow down

Linear interpolation gives a first estimate; repeating it (or a calculator's IRR function) gives the exact rate.

IRR ≈ 25 + 5·160.00/(160.00 − (−946.75)) = 25.72%

exact: NPV(25.69%) = 0 → IRR = 25.69%

Answer

IRR = 25.69%

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