Time Value of Money

Future Value
Present Value
Annuities
Rates of Return
Amortization
8-1

Time Lines
0

CF1

CF2

CF3

I%

CF0

Show the timing of cash flows.

Tick marks occur at the end of periods, so
Time 0 is today; Time 1 is the end of the first
period (year, month, etc.) or the beginning of
the second period.
8-2

Drawing Time Lines

$100 lump sum due in 2 years
0

I%

2
100

3 year $100 ordinary

annuity
0
1
2
I%

100

100

3
100
8-3

Drawing Time Lines

Uneven cash flow stream
0
-50

I%

100

75

50

8-4

Compounding and
Discounting Single Sums

We know that receiving $1 today

is worth more than $1 in the
future. This is due to
opportunity costs.
The opportunity cost of receiving
$1 in the future is the interest
we could have earned if we had
received the $1 sooner.
Today

Future

If we can measure this

opportunity cost, we can:

If we can measure this

opportunity cost, we can:

Translate $1 today into its equivalent

in the future (compounding).

If we can measure this

opportunity cost, we can:

Translate $1 today into its equivalent

in the future (compounding).
Today

Future

If we can measure this

opportunity cost, we can:

Translate $1 today into its equivalent

in the future (compounding).
Today

Future

Translate $1 in the future into its

equivalent today (discounting).

If we can measure this

opportunity cost, we can:

Translate $1 today into its equivalent

in the future (compounding).
Today

Future

Translate $1 in the future into its

equivalent today (discounting).
Today

Future

What is the future value (FV) of an initial

$100 after 3 years, if I/YR = 10%?

Finding the FV of a cash flow or series of

cash flows is called compounding.
FV can be solved by using the step-bystep, financial calculator, and
spreadsheet methods.
0

10%

100

FV = ?
8-12

Solving for FV:

The Step-by-Step and Formula Methods

After 1 year:
FV1 = PV(1 + I) = $100(1.10) = $110.00

After 2 years:
FV2 = PV(1 + I)2 = $100(1.10)2 = $121.00

After 3 years:
FV3 = PV(1 + I)3 = $100(1.10)3 = $133.10

After N years (general case):

FVN = PV(1 + I)N

8-13

Solving for FV:

The Calculator Method

Solves the general FV equation.

Requires 4 inputs into calculator, and will
solve for the fifth. (Set to P/YR = 1 and
END mode.)

INPUTS

OUTPUT

10

-100

I/YR

PV

PMT

FV
133.10
8-14

What is the present value (PV) of

$100 due in 3 years, if I/YR = 10%?

Finding the PV of a cash flow or series of

cash flows is called discounting (the
reverse of compounding).

The PV shows the value of cash flows in

terms of todays purchasing power.

10%

PV = ?

100
8-15

Solving for PV:

The Formula Method

Solve the general FV equation for PV:

PV

= FVN /(1 + I)N

PV

= FV3 /(1 + I)3

= $100/(1.10)3
= $75.13

8-16

Solving for PV:

The Calculator Method

Solves the general FV equation for PV.

Exactly like solving for FV, except we
have different input information and are
solving for a different variable.

INPUTS

OUTPUT

10

I/YR

PV

100

PMT

FV

-75.13
8-17

Solving for I: What interest rate would

cause $100 to grow to $125.97 in 3
years?

Solves the general FV equation for I.

Hard to solve without a financial
calculator or spreadsheet.

INPUTS

3
N

OUTPUT

I/YR

-100

125.97

PV

PMT

FV

8
8-18

Solving for N: If sales grow at 20%

per year, how long before sales
double?

Solves the general FV equation for N.

Hard to solve without a financial
calculator or spreadsheet.

INPUTS
N
OUTPUT

20

-1

I/YR

PV

PMT

FV

3.8
8-19

Annuities

Annuity:

a sequence of
equal cash flows, occurring
at the end of each period.

Annuities

Annuity:

a sequence of
equal cash flows, occurring
at the end of each period.

Examples of
Annuities:

If you buy a bond, you will

receive equal semi-annual
coupon interest payments over
the life of the bond.

If you borrow money to buy a

house or a car, you will pay a
stream of equal payments.

What is the difference between an

ordinary annuity and an annuity
due?
Ordinary Annuity
0

I%

Annuity Due
0
I%

PMT

PMT

PMT

PMT

PMT

PMT
8-23

Annuities
Ordinary Annuities
1
PV=PMT 1 - (1+i)n
i

FV=PMT (1+i)n - 1

5-24

Annuities Due
FV=PMT (1+i)n - 1

(1+i)

1
PV= PMT 1- (1+ i)n
i

(1+i)

5-25

Solving for FV:

3-Year Ordinary Annuity of $100 at
10%

$100 payments occur at the end of

each period, but there is no PV.

INPUTS

OUTPUT

10

-100

I/YR

PV

PMT

FV
331
8-26

Solving for PV:

3-year Ordinary Annuity of $100 at 10%

$100 payments still occur at the end of

each period, but now there is no FV.

INPUTS

OUTPUT

10

I/YR

PV

100

PMT

FV

-248.69
8-27

Solving for FV:

3-Year Annuity Due of $100 at 10%

Now, $100 payments occur at the beginning

of each period.
FVAdue= FVAord(1 + I) = $331(1.10) = $364.10

Alternatively, set calculator to BEGIN

mode and solve for the FV of the annuity:
BEGIN
INPUTS

OUTPUT

10

-100

I/YR

PV

PMT

FV
364.10
8-28

Solving for PV:

3-Year Annuity Due of $100 at 10%

Again, $100 payments occur at the beginning

of each period.
PVAdue = PVAord(1 + I) = $248.69(1.10) = $273.55

Alternatively, set calculator to BEGIN mode

and solve for the PV of the annuity:
BEGIN
INPUTS

OUTPUT

10

I/YR

PV

100

PMT

FV

-273.55
8-29

What is the present value of a 5year $100 ordinary annuity at 10%?

Be sure your financial calculator is set

back to END mode and solve for PV:

N = 5, I/YR = 10, PMT = -100, FV = 0.

PV = $379.08.

8-30

What if it were a 10-year annuity?

A 25-year annuity? A perpetuity?

10-year annuity

N = 10, I/YR = 10, PMT = -100, FV = 0;

solve for PV = $614.46.

25-year annuity

N = 25, I/YR = 10, PMT = -100, FV = 0;

solve for PV = $907.70.

Perpetuity

PV = PMT/I = $100/0.1 = $1,000.

8-31

The Power of Compound

Interest
A 20-year-old student wants to save $3 a day
for her retirement. Every day she places $3
in a drawer. At the end of the year, she
invests the accumulated savings ($1,095)
every year in a brokerage account with an
expected annual return of 12%.
How much money will she have when she is
65 years old?

8-32

Solving for FV: If she begins saving

today, how much will she have when she
is 65?

If she sticks to her plan, she will have

$1,487,261.89 when she is 65.

INPUTS

OUTPUT

45

12

-1095

I/YR

PV

PMT

FV
1,487,262
8-33

Solving for FV: If you dont start saving until

you are 40 years old, how much will you have
at 65?

If a 40-year-old investor begins saving

today, and sticks to the plan, he or she
will have $146,000.59 at age 65. This is
$1.3 million less than if starting at age 20.
Lesson: It pays to start saving early.

INPUTS

OUTPUT

25

12

-1095

I/YR

PV

PMT

FV
146,001
8-34

Solving for PMT: How much must the 40year old deposit annually to catch the
20-year old?

To find the required annual contribution,

enter the number of years until
retirement and the final goal of
$1,487,261.89, and solve for PMT.

INPUTS

OUTPUT

25

12

I/YR

PV

1,487,262
PMT

FV

-11,154.42
8-35

What is the PV of this uneven

cash flow stream?
0 10% 1
100

300

300

-50

90.91
247.93
225.39
-34.15
530.08 = PV
8-36

Solving for PV:

Uneven Cash Flow Stream

Input cash flows in the calculators

CFLO register:

CF
CF
CF
CF
CF

=0

= 100

= 300

= 300

= -50

Enter I/YR = 10, press NPV button to get

NPV = $530.087. (Here NPV = PV.)
8-37

Will the FV of a lump sum be larger or smaller

if compounded more often, holding the stated
I% constant?

LARGER, as the more frequently

compounding occurs, interest is earned on
interest more often.

10%

100

133.10

Annually: FV3 = $100(1.10)3 = $133.10

0
0
100

5%

1
2

2
4

3
6
134.01

Semiannually: FV6 = $100(1.05)6 = $134.01

8-38

Classifications of Interest
Rates
Nominal rate (I ) also called the quoted
NOM

or stated rate. An annual rate that ignores

compounding effects.

is stated in contracts. Periods must also be

given, e.g. 8% quarterly or 8% daily interest.
NOM

Periodic rate (IPER) amount of interest

charged each period, e.g. monthly or
quarterly.

= INOM/M, where M is the number of

compounding periods per year. M = 4 for
quarterly and M = 12 for monthly compounding.
PER

8-39

Classifications of Interest
Rates
Effective (or equivalent) annual rate (EAR
= EFF%) the annual rate of interest
actually being earned, accounting for
compounding.

EFF% for 10% semiannual investment

EFF%

= ( 1 + INOM/M )M 1

= ( 1 + 0.10/2 )2 1 = 10.25%

Should be indifferent between receiving

10.25% annual interest and receiving 10%

interest, compounded semiannually.
8-40

Why is it important to consider

effective rates of return?

Investments with different compounding

intervals provide different effective
returns.
To compare investments with different
compounding intervals, you must look
at their effective returns (EFF% or EAR).

8-41

Why is it important to consider

effective rates of return?

See how the effective return varies

between investments with the same
nominal rate, but different
compounding intervals.
EARANNUAL

10.00%

EARQUARTERLY

10.38%

EARMONTHLY

10.47%

EARDAILY (365)

10.52%
8-42

When is each rate used?

INOM Written into contracts, quoted by

banks and brokers. Not used in
calculations or shown on time lines.
IPER Used in calculations and shown on
time lines. If M = 1, INOM = IPER =
EAR.
EAR Used to compare returns on
investments with different payments
per year. Used in calculations when
annuity payments dont match
compounding periods.
8-43

What is the FV of $100 after 3 years under

10% semiannual compounding? Quarterly
compounding?

I NOM

FVN PV 1

MN

23

0.10

FV3S $100 1

6
FV3S $100(1.05)
$134.01
FV3Q $100(1.025
) $134.49
12

8-44

Can the effective rate ever be

equal to the nominal rate?

Yes, but only if annual compounding is

used, i.e., if M = 1.
If M > 1, EFF% will always be greater
than the nominal rate.

8-45

Whats the FV of a 3-year $100 annuity, if the

quoted interest rate is 10%, compounded
semiannually?

Payments occur annually, but compounding

occurs every 6 months.

Cannot use normal annuity valuation

techniques.

5%

2
100

4
100

6
100

8-46

Method 1:
Compound Each Cash Flow
0

5%

2
100

4
100

6
100
110.25
121.55
331.80

FV3 = $100(1.05)4 + $100(1.05)2 + $100

FV3 = $331.80
8-47

Method 2:
Financial Calculator

Find the EAR and treat as an annuity.

EAR = (1 + 0.10/2)2 1 = 10.25%.

INPUTS

OUTPUT

10.25

-100

I/YR

PV

PMT

FV
331.80
8-48

Find the PV of This 3-Year

Ordinary Annuity

Could solve by discounting each cash

flow, or
Use the EAR and treat as an annuity to
solve for PV.

INPUTS

OUTPUT

10.25

I/YR

PV

100

PMT

FV

-247.59
8-49

Loan Amortization

Amortization tables are widely used for

home mortgages, auto loans, business
loans, retirement plans, etc.
Financial calculators and spreadsheets are
great for setting up amortization tables.
EXAMPLE: Construct an amortization
schedule for a $1,000, 10% annual rate
loan with 3 equal payments.
8-50

Step 1:
Find the Required Annual
Payment

All input information is already given,

just remember that the FV = 0 because
the reason for amortizing the loan and
making payments is to retire the loan.

INPUTS

OUTPUT

10

-1000

I/YR

PV

0
PMT

FV

402.11
8-51

Step 2:
Find the Interest Paid in Year 1

The borrower will owe interest upon the

initial balance at the end of the first
year. Interest to be paid in the first year
can be found by multiplying the
beginning balance by the interest rate.
INTt = Beg balt(I)
INT1 = $1,000(0.10) = $100

8-52

Step 3:
Find the Principal Repaid in Year
1

If a payment of $402.11 was made at

the end of the first year and $100 was
paid toward interest, the remaining
value must represent the amount of
principal repaid.
PRIN = PMT INT
= $402.11 $100 = $302.11

8-53

Step 4:
Find the Ending Balance after Year
1

To find the balance at the end of the

period, subtract the amount paid toward
principal from the beginning balance.
END BAL = BEG BAL PRIN
= $1,000 $302.11
= $697.89

8-54

Constructing an Amortization Table:

Repeat Steps 1-4 Until End of Loan

Interest paid declines with each

payment as the balance declines. What
are the tax implications of this?

8-55

Illustrating an Amortized Payment:

Where does the money go?
$
402.11

Interest

302.11
Principal Payments
0

Constant payments
Declining interest payments
Declining balance

8-56