Professional Documents
Culture Documents
To learn DCF (Discounted Cash Flow), we need to first learn about the time
value of money. The value of $ 10000 now, will not be the same, N years hence.
Similarly, the value of $ 10000 received N years hence will not be the same had
it been received now considering the time value of money. We need to learn
about the future value and present value of money.
Future Value: If you have $ 10000 today and the interest applicable on
investment is 5% per year, then the future value of $ 10000, a year hence
The future value of $ 10500 a year hence will be = 10500 X (1+5/100) = $ 11025
If you have $ 10000 today and the interest applicable on investment is 5% per
year, then the future value of $ 10000, two years hence = 10000 X (1+5/100)2 = $
11025
Present Value: From the above, we can also conclude that the present value of $
now.
So if you receive $ X, after Y years from now, and the interest rate is ‘i’, the
Evaluating the investment in projects A and B using DCF (Discounted cash flow)
Let us consider two projects A and B of similar risk. Let us also assume an interest
rate (discounting rate) of 5%. Now let us evaluate the two projects A and B based
on the timing of cash inflows and outflows. For this, we need to compute the PV
(Present value) of the inflows and outflows and determine the Net Present Value
(NPV) of the two projects. In Table -1 below, we see that for the two projects, the
total outflow and inflow are the same. The net inflow is also the same for the two
projects. In Table – 2, the PV (Present value) for all cash flows are determined
We can see that the NPV is higher for Project A as compared to Project B .
Interest 5%
Table - 2
PROJECT A PROJECT B
PV PV PV PV
Year INFLOW OUTFLOW INFLOW OUTFLOW
0 100000 75000
1 47619 71429
2 18141 45351 18141 45351
3 51830 51830 8638
4 57589 16454 8227
5 62682 54847
6 37311 97008
7 42641 42641
Total 270194 209425 264467 208645
NET INFLOW 60769 55821
The NPV is 60769 for Project A which is greater than that for Project B which is
IRR is the discounting rate ‘i’ such that the total PV of cash inflows = total PV of
cash outflows.
The value of ‘i’ the discounting rate (interest rate) is changed to make the total PV
of cash outflows = the total PV of cash inflows. In other words, the value of
discounting rate ‘i’ is determined so as to make NPV = 0. In the below Table, the
almost equal to the total PV of cash outflows. It can also be seen that for Project
B, when i = 11.43%, the total PV of cash inflows is almost equal to the total PV of
cash outflows. So the IRR of Projects A and B are respectively 12.59% and
IRR.