chapter 4 building an incremental cash flow statement for an investment project 2015-10-031
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Chapter 4 Chapter 4 Building An Incremental Cash Flow Building An Incremental Cash Flow Statement for An Investment ProjectStatement for An Investment Project
23年 4月 19日 1
Value-Oriented ManagementDefinition: the value-oriented management is defined as an emerging management
philosophy which focuses on maximizing a cash flow rather than on expanding a net income by maximizing a revenue or market share
Requirement: the added-value must be generated greater than the cost of capital in the production processes
Action Plan: to contrive a way to efficiently allocate the firm’s resources from a long-
term perspective so as to enhance the added-value in the production-marketing processes.
to figure out a way to obtain the capital necessary for business at the least cost of capital.
In order to implement the value-oriented management philosophy, the firm must estimate the cash flows and determine the cost of capital as done similarly to the DCF techniques. So, it may be called a cash flow-oriented management philosophy and its main purpose is to maximize the capital production
다.
23年 4月 19日 2
The Capital Production of Japanese Industries with respect to those of the U.S.A. Counterparties.
23年 4月 19日 3
1) cash flows from operating activities: net income + depreciation 2) cash flows from investing activities: investment, proceeds from the sale of the
fixed assets, gain taxes, working capital
3) cash flows from financing activities: money borrowed, repayment for the principal
A Cash Flow Statement for A Project
23年 4月 19日 4
Building A Cash Flow Statement
23年 4月 19日 5
opportunity costDef: (the real cost of something is what you give up to get it) The concept of opportunity cost is crucial to understanding individual choice because,
in the end, all costs are opportunity costs. That’s because every choice you make means forgoing some other alternative.
Sometimes the money you have to pay for something is a good indication of its opportunity cost. But many times it is not. One very important example of how poorly monetary cost can indicate opportunity cost is the cost of attending college. Tuition and housing are major monetary expenses for most students; but even if these things were free, attending college would still be an expensive proposition because most college students, if they were not in college, they could have a job. That is, by going to college, students forgo the income they could have made if they had worked instead. This means that the opportunity cost of attending college is what you pay for tuition and housing plus the forgone income you would have earned in a job.
It’s easy to see that opportunity cost of going to college is especially high for people who could be earning a lot during what would otherwise have been their college years. That is why star athletes like LeBon James often skip college. Some, like Tiger Woods, leave before graduation
A firm has to use all kinds of its resources like computer, land, labor, and so on to manufacture the products or services to provide for the customers and thereby it must give up using them for other alternatives. As a result, everything consumed by the firm is akin to the opportunity cost.
A Project Evaluation and Opportunity Cost
23年 4月 19日 6
ex) A firm plans to rent the idle space for 50 million won per year. But the firm will use the space to manufacture the newly developed product instead. Discuss what the opportunity cost is and why?
Sol] The 50 million won would be the opportunity cost because if the idle space had been rented, the firm would have earned that much money. So when preparing the cash flow statement for the investment analysis purpose, it must involve 50million won as a cash outflow
연간 5,000만원 임대 수익발생
연간 5,000만원 임대 수익포기
유휴공간을 임대할 경우
유휴공간을신제품개발에 사용할 경우
23年 4月 19日 7
An Example for A Project Evaluation and Opportunity Cost
EX 4.1] An Economic Evaluation for An Investment Project
Given] A marketing survey and a feasibility study: 50 million won, a cost for a purchase of a new equipment: 210 million won, A project life: 4 years, a salvage value for the equipment: 40million won, a price of a new product: 40,000won, an annual sale volume: 10,000 units, MARR=12%, Other Financial Data in The Table Below.
itemsAmount
of money
Direct labor cost(5*2hrs) 10Direct material cost(4/ton*3kg) 12*
Variable indirect cost 3Total variable cost/unit 25
Selling price 40Contribution margin/unit 15
Fixed indirect cost including depreciation 10** Profit/unit 5
(unit: 000won)
To purchase a direct material for 4,000won/ton which will be used over the next 2 years
->its current price is 6,000won/ton the fixed cost will be allocated to the product with the same pro rata as
currently done. -> to add up 15 M won of the production supervisor to the current fixed cost
23年 4月 19日 8
An Example for A Project Evaluation and Opportunity Cost
Revenue(10,000units*40)
W400,000
Expenses: D.L. C D. M. C VC FC
(10,000units*10)(30,000kg*6)(10,000units*3)
W100,000
W180,000
W30,000W15,000
Total costW325,0
00Annual Net C. F.
W75,000
(unit: 000 won)
The cash flows w. r. t. the economic evaluation
23年 4月 19日 9
An Example for A Project Evaluation and Opportunity Cost
n C. F Discount Factor (MARR=12%)
Present Value
0 -210,000 (1+0.12)0=1.000 -210,000
1 75,000 (1+0.12)-1=0.893 66,964
2 75,000 (1+0.12)-2=0.797 59,790
3 75,000 (1+0.12)-3=0.712 53,384
4 115,000 (1+0.12)-4=0.636 73,085
NPV= 43,222
IRR= 20.808%
(unit:000won)
An Economic Analysis for the Investment Project to Produce A New Product
(12%) 210,000( / ,12%,0) 75,000( / ,12%,1) 75,000( / ,12%,2)NPV P F P F P F 75,000( / ,12%,3) 115,000( / ,12%,4) 43 222,000P F P F million won
23年 4月 19日 10
An Example for A Project Evaluation and Opportunity Cost
23年 4月 19日 11
The numbers in the circle at the table below are used to calculate the present value
12
Cash Flow and Net Income
Net Income: it is a accounting tool to measure a firm’s profitability based on the accounting concept. The time at which a cash flow is incurred is completely ignored.
Cash Flow: The cash flow of today is more valuable than of tomorrow given that there is the time value of money. Therefore, when economically evaluating the investment projects, it is required to perform it based on the cash flow
23年 4月 19日
Why do we use a cash flow when Why do we use a cash flow when performing the economic analysis for the performing the economic analysis for the
investment projects: based on the investment projects: based on the mathematical conceptmathematical concept An economic profit(cash flow)
the project generates the rate of return on investment greater than the cost of capital.
the amount of the cash flow is equal to that of dividends distributed to the stockholders
Given] the capital structure: 100% of equity
the source of fund: Revenue (Rev) and the amount of money collected by issuing m stocks whose initial offering price is S
the use of fund: wage, salaries, materials, services, and so on => denoted by “W&S”
the fund balance equation at time= “t”
if there is no new stocks issued, mtSt=0 . Then, the amount of dividend at time= “t” is given by
the stock price is given by based on the dividend model.
tttttt ISWDiVSmv )&(Re Where, I=investment capital, Div= dividend
tttt ISWvDiV )&(Re
0
0 )1(
)&(Re
tt
s
ttt
k
ISWvS
00 )1(t
ts
t
k
DivS*the firm’s value based on the
dividend concept
23年 4月 19日 13
Accounting Profit(net income)
it does not consider the investment cost(I) unlike the cash flow
it considers the book value which is derived by subtracting a depreciation cost (dept) from the initial depreciation basis annually.
the net income (NIt) at time=t
the change in the book value of the fixed asset at time = “t”(net investment
capital)
it is already known that the accounting definition of profit, NIt, is different from the economic profit, DIVt. However, it can be adjusted by subtracting net investment, , as follows:
The conspicuous difference between the accounting and economic profit
the time at which a cash flow is incurred is not considered in the accounting profit concept, whereas it is clearly considered in the economic profit concept
000 )1()1(
)()&(Re
tt
s
tt
tt
s
ttttt
k
ANI
k
depIdepSWvS
Re ( & )t t t tNI v W S dep
where, dept: depreciation
tA
ttt depIA
23年 4月 19日 14
Continued………Continued………
23年 4月 19日 15
Continued………ExampleContinued………ExampleThis example shows the difference between the accounting and economic profits in terms of the business valuation
LIFO FIFOMaterial Inventory Costing System
Revenue 100 100 1st Inventory: 25 ←FIFOCOGS 90 25 2nd Inventory: 40Gross Profit 10 75 3rd Inventory: 60Tax(40%) 4 30 4th Inventory: 90 ←LIFONet Income 6 45EPS(100shares) 0.06 0.45
6( P ) 0.06 for LIFO# tan 100
=0.45 for FIFO
NetIncomeEPS Earnings erShareofCommonStockOuts ding
100 4( ) 0.96 for LIFO# tan 100
=0.70 for FIFO
CashFlowCFPS CashFlowPerShareofCommonStockOuts ding
Depreciation: it is a non-cash flow item recorded in an income statement The reason why the depreciation cost is recorded in the income
1) to deal with the depreciation cost an the expense item to identify change in the value of the fixed assets annually based on the matching principle
2) by doing so, the firms can reduces a certain amount of taxes
Ex 4.2] A Difference Between A Net Income and A Cash Flow
Given] investment cost (I)= 80 million, depreciable life(N)= 8 years, salvage value(S)=0
depreciation method(D)=straight-line depreciation method: SL, the relevant data
Item Amount
Revenue 140,000CGOS 60,000
Depreciation 10,000Operating 12,000
(unit: 000 won)
23年 4月 19日 16
Why do we use a cash flow when Why do we use a cash flow when performing the economic analysis for the performing the economic analysis for the
investment projects: based on the investment projects: based on the accounting conceptaccounting concept
Continued……….Continued……….
Find] Net Income and Cash Flow
Sol]
A depreciation cost with the SL method
the difference between the net income and the cash flow
80,000 0 108
I SD millionN
item amountIncome
statementCash flow statement
Revenue 140,000 140,000Expenses: CGOS 60,000 -60,000 Depreciation 10,000 Operatomg 12,000 12,000Taxable income 58,000Tax(25%) 14,500 -14,500Net Income 43,500Net Cash Flow 53,500
(unit: 000won)
23年 4月 19日 17
23年 4月 19日 18
Why do we use a cash flow when Why do we use a cash flow when performing the economic analysis for the performing the economic analysis for the
investment projects: based on the investment projects: based on the matching princeplematching princeple
Continued………Continued………Ex] Company A and B have the same amount of the sum of the net income and
cash flow. But Company A obtains 1 billion won of cash flow at the end of year 1 and 2, whereas Company B obtains 2 billion won at the end of year 2.
The advantage of Company A over B is that the former may generates more profit by investing 1 billion won at the end of year 1. This point is very critical to the company which wants to increase its wealth in the end.
Year A B
1Net incomeCash flow
1,000,0001,000,000
1,000,0000
2Net incomeCash flow
1,000,000 1,000,000
1,000,0002,000,000
(unit: 000 won)
23年 4月 19日 19
A Comparison of the Accounting A Comparison of the Accounting and Economic Profitsand Economic Profits
cost: costs are the monetary value of expenditures(resources consumed) services or
products. It is the sum of the direct material costs, the direct labor costs, and the
indirect manufacturing costs.expense: It is an outflow of cash or other valuable assets from a person or company to
another person or company. This outflow of cash is generally one side of a trade for
products or services that have equal or better current or future value to the buyer
than to the seller. Technically, an expense is an event in which an asset is used up or a
liability is incurred. It is the monetary value of the firm’s resources used for the
purpose of managing the firm.
23年 4月 19日 20
23年 4月 19日 21
Problem Description] Woonho works as a secretary at the big company and receives 45million won of an annual salary. And he possesses a small building and receives 9 million won of an annual renting fee and 345,000 won of an annual interest on the amount of 3.45million won for holding a CD. But he will sell the CD. He is now contemplating quitting the current work position and wants to run a pizza store at his own building which he rents..
Given] Give up the current renting fee to open the pizza store there, the disposal of the CD: 3.45 million won, Borrowing: 30 million won at the interest rate of 10%= wages, the purchase and renting charge of the equipment, and materials for the 1st year, Revenue: 127.5 million won.
accounting profit = revenue – total cost(consider the costs clearly identified) = 127,500 - 67,500 = 60 million won
Total cost: 67.5 million won=wage, the purchase and rent charge of the equipments, and materials(64.5million won)+ interest payment( 3 million won)
economic profit = revenue- total cost(consider the costs clearly identified and opportunity costs) = 127,500 – (67,500 + 57,450) = 2.44 million won opportunity cost: building renting fee(9 million won), the annual salaries foregone: 45million won,
interest from holding the CD: 3.45 million won
An Example for A Comparison of An Example for A Comparison of the Accounting and Economic the Accounting and Economic
ProfitsProfits
Building A Cash Flows StatementBuilding A Cash Flows Statement-Consider No Inflation Effect-Consider No Inflation Effect
Ex 4.3] The investment project for the automatic machining center
Given]
- Investment cost: 125 M won
- Project life: 5 years
- Annual revenue: 100 M won
- Annual Expenses:
Labor: 20 M won
Material: 12 M won
Indirect Manufacturing : 8 M won
- Annual working capital: 23 M won
- Loan: 62562.5 M won
- Loan condition: interest rate 10%, an equal payment over 5 years
- Depreciation method: Straight-Line over 8 years
- No salvage value , but 50 M won at the end of the 5th year
- tax rate: 25%
- MARR: 15%
23年 4月 19日 22
FindFind
(a) Find the after-tax cash flow
(b) What is the after-tax net present value at the MARR of 15%?
(c) Determine the annual equivalent worth and internal rate of return?
23年 4月 19日 23
The Calculations for Building A Cash Flow The Calculations for Building A Cash Flow StatementStatement
1. depreciation
Given] I: 125 M won, S: 0, Depreciation Method: SL with D.L. of 8 years
2. Gain Taxes
(125,000 0) 15.625 won8
I SD MN
( )1
5 (15,625 / )78.125
nAnnualDepreciation tt
yearMwon
Accumul ated Depreci ati on Cost
-Accumulated Depreciation Costs125,000 78,125 46.875I
Mwon
Book Val ue
50,000 46,875 3.125SalvageValue BookValue
Mwon
Gai n/ Loss
arg(0.25) (3,125) 781,300M inalTaxRate Gain
won
Gai n Taxes
23年 4月 19日 24
Calculations to Build A Cash Flows Calculations to Build A Cash Flows StatementStatement
3. Principal and Interest Repayment
1) Pay interest only during the middle of the payment schedule and pay the full amount of principal at the last time period of the payment schedule.
Ex 1] A firm borrowed 100 million won form Tongil Bank and had a contract to pay interest at 10% only during the middle of the payment schedule and pay the full amount of principal at the end of the last period of time.
nBeginning
PrincipalInterest
Principal
Repay.
Total
repayment
Ending
Principal
0 100,000
1 100,000 10,000 0 10,000 100,000
2 100,000 10,000 0 10,000 100,000
3 100,000 10,000 0 10,000 100,000
4 100,000 10,000 0 10,000 100,000
5 100,000 10,000 100,000 110,000 0
(unit: ooo won)
23年 4月 19日 25
Continued………….Continued………….
2) Pay the same amount of principal and interest over the period of a schedule time
Ex 2] A firm borrowed 125 million won from Tongil Back and pay the same amount of principal and interest at an annual rate of 10% over 5 years.
(unit:000 won)
nBeginning principal
Principal Repay.
InterestTotal
PaymentEnding
Principal0 125,000
1 125,000 25,000.00 12,500 37,500 100,000
2 100,000 25,000.00 10,000 35,000 75,000
3 75,000 25,000.00 7,500 32,500 50,000
4 50,000 25,000.00 5,000 30,000 25,000
5 25,000 25,000.00 2,500 27,500 0
23年 4月 19日 26
Continued……….Continued……….
3) Pay the same amount of money which involves the repayment and interest over the period of the schedule time
Ex 3] A firm borrowed 62.5 million won from Tongil Banl and was asked to pay the same installment at an annual interest rate of 10% over 5 years.
(unit: 000 won)
(10%) 62,500( / ,10%,5)
16,487(000 )
AE A P
won
n Beginning
principal
interest Principal
repay.
Total
payment
Ending
principal
0 62,500.00
1 62,500.00 6,250.00 10,237.34 16,487.34 52,262.66
2 52,262,66 5,226.27 11,261.08 16,487.34 41,001.58
3 41,001.58 4,100.16 12,387.18 16,487.34 28,614.40
4 28,614.40 2,861.44 13,625.90 16,487.34 14,988.49
5 14,988.49 1,498.85 14,988.49 16,487.34 0.00
23年 4月 19日 27
Continued…….Continued…….
4. Working Capital
- I t is assumed that a working capital is invested at the beginning of each year and fully recovered at the end of the year
(unit: 000 won)
N 0 1 2 3 4 5
Recovery 23,000 23,000 23,000 23,000 23,000
Investing -23,000 -23,000 -23,000 -23,000 -23,000
Net Working Capital
-23,000 0 0 0 0
23年 4月 19日 28
Income StatementIncome Statement
input MARR 15% 세율 25% Debt Interest rate: 10%
Income Statement 0 1 2 3 4 5Rev. 100,000 100,000 100,000 100,000 100,000
Exp.:
Labor 20,000 20,000 20,000 20,000 20,000
Material 12,000 12,000 12,000 12,000 12,000
Indirect Mfg 8,000 8,000 8,000 8,000 8,000
Depreciation 15,625 15,625 15,625 15,625 15,625
Interest 6,250 5,226 4,100 2,861 1,499
Taxable Income 38,125 39,149 40,275 41,514 42,876
Tax Rate(25%) 9,531 9,787 10,069 10,379 10,719
Net Income 28,594 29,362 30,206 31,136 32,157
Depreciation: SL with Depreiable Life of 8 years
(unit: 000 won)
23年 4月 19日 29
A Cash Flow StatementA Cash Flow Statement
(unit: 000 won)
Cash Flow Stat. 0 1 2 3 4 5
Operating Activities: Net Income 28,594 29,362 30,206 31,136 32,157 Depreciation 15,625 15,625 15,625 15,625 15,625Investing Activities: Investment (125,000) Salvage Value 50,000 Gain Taxes (781) Working Capital (23,000) 23,000Financing Activitieis: Borrow 62,500 Prin. Rep. (10,237) (11,261) (12,626) (13,626) (14,988)NCF (85,500) 33,982 33,726 33,205 33,135 105,013
23年 4月 19日 30
A Cash Flow Diagram for The A Cash Flow Diagram for The Automatic Machining CenterAutomatic Machining Center
0 1 2 3 4 5
85,500
33,982
33,726
33,20533,135
105,013
n
(15%) 85,500( / ,15%,0) 33,982( / ,15%,1)
33,726( / ,15%,2) 33,205( / ,15%,3)
33,135( / ,15%,4) 105,013( / ,15%,5)
62,538.5(000 )
NPV P F P F
P F P F
P F P F
won
(15%) 62,538.5( / ,15%,5)
18,656(000 )
AE A P
won
23年 4月 19日 31
The IRR for the Investment ProjectThe IRR for the Investment Project
r
Net Cash Flow
0 .2 0 .4 0 .6 0 .8 1 .0
50 00 0
50 00 0
10 0 00 0
15 0 00 0
Break_Even Interest Rate=IRR
0)1(
013,105
)1(
135,33
)1(
205,33
)1(
726,33
)1(
982,33500,85
)1()(
5*4*3*2*1*
0*
*
iiiii
i
CFiNPV
N
tt
t
23年 4月 19日 32
A Trial-Error TechniqueA Trial-Error Technique
Step 1: Guess an interest rate.
i*=18%
Step 2: Calculate NPV(i*)
Step 3: if NPV(i*) > 0,
increase i*,
if NPV(i*) < 0 이면 ,
decrease i*.
Recalculate the NPV(i*)
(18%) 50,722(000 )NPV won
(40%) 3,768(000 )NPV won
Step 4: obtain an approximate i* with extrapolation.
50,722
0
-3,768
18% i 40%
3768722,50
722,50%22%18*i
%48.38
23年 4月 19日 33
Building an incremental cash flow Building an incremental cash flow statement with inflationstatement with inflation
Ex.4.4] Automatic Machining Center Project
Financial Data]
- Investment: 125 M won
- Project Life: 5years
- Annual Revenue: 100 M won
- Annual Expense:
Labor: 20 M won
Material: 12 M won
Indirect Manufacturing: 8 M won
- Annual Working Capital: 23 M won
- Financing: 625 M won
- Loan Condition: The same annual installment at the interest rate of 10%
over 5 years
- Depreciation Methods : the SL with the depreciable life of 8 years
- No salvage value , but 50 M won at the end of the 5th year
- Tax rate: 25%
- MARR: 15%
- General inflation rate (f): 5%
23年 4月 19日 34
The Calculations to Build A Cash Flow The Calculations to Build A Cash Flow StatementStatement
1. Revenue
1st year= 100,000(1+0.05)=105 M won
2nd year= 105,000(1+0.05)=100,000(1+0.05)2=110.250 M won
……………………………………………………………………………….
5th year= 121,551(1+0.05)= 100,000(1+0.05)5=127.628 M won
2. Gain tax for the sale of the fixed asset
-the salvage value at the end of the 5th year accounted for the general inflation rate=50,000(1+0.05)5
=50,000(F/P,5%,5)=63.814 M won
- Gain/Loss=63,814-46,875=16.939 M won
- Gain tax(0.25)(16,939)=4.235 M won
23年 4月 19日 35
Continued………..Continued………..
3. Working capital
- a working capital is invested at the beginning of each year and fully recovered at the end of the year
- inflation rate: 5%
4. Market interest rate
(unit: ooo won)
n 0 1 2 3 4 5
W.C. Recovery 23,000 24,150 25,358 26,626 27,957
W.C. Invested -23,000 -24,150 -25,358 -26,626 -27,957
Net W.C. invested
-23,000 -1,150 -1,208 -1,268 -1,331
2075.0
)05.0()15.0(05.015.0
''
fifii
23年 4月 19日 36
A Cash Flow Statement Build with A Cash Flow Statement Build with Consideration of An Inflation EffectConsideration of An Inflation Effect
(unit:000 won)입력자료 MARR 15% 감가상각방법 : 내용연수 8 년 정률법 상환기간 : 5 년
인플레이션율 =5% 세율 25% 부채이자율 : 10% 상환방법 : 원리균등상환
손익계산서 0 1 2 3 4 5
매출액 5% 105,000 110,250 115,763 121,551 127,628
비용 :
임금 5% 21,000 22,050 23,153 24,310 25,526
원자재 5% 12,600 13,230 13,892 14,586 15,315
제조간접비 5% 8,400 8,820 9,261 9,724 10,210
감가상각비 15,625 15,625 15,625 15,625 15,625
부채이자 6,250 5,226 4,100 2,861 1,499
과세표준 41,125 45,299 49,733 54,444 59,453
법인세 (25%) 10,281 11,325 12,433 13,611 14,863
당기순이익 30,844 33,974 37,299 40,833 44,590
현금흐름표
영업활동 :
당기순이익 30,844 33,974 37,299 40,833 44,590
감가상각비 15,625 15,625 15,625 15,625 15,625
투자활동 :
투자 (125,000)
잔존가치 5% 63,814
자산처분세 (4,235)
운전자본 (23,000) (1,150) (1,208) (1,268) (1,331) 27,957
재무활동 :
융자액 62,500
원금상환 (10,237) (11,261) (12,626) (13,626) (14,988)
순현금흐름 (85,500) 35,082 37,130 39,030 41,501 132,763
NPV(20.75%)= 62,426.89
AW(15%)= 18,623
IRR= 44.5531%
23年 4月 19日 37