NPV is the difference between present value of cash inflows and initial investment.
IRR is the rate at which present value of cash inflows are equal to initial investment. MIRR is modified IRR which takes into consideration both WACC and reinvestment rate of cash inflows.
NPV, IRR and MIRR are as below:
WACC | 14% | 14% |
Years | Project M | Project N |
0 | -$27,000 | -$81,000 |
1 | $9,000 | $25,200 |
2 | $9,000 | $25,200 |
3 | $9,000 | $25,200 |
4 | $9,000 | $25,200 |
5 | $9,000 | $25,200 |
NPV | $3,897.73 | $5,513.64 |
IRR | 19.86% | 16.80% |
MIRR | 17.12% | 15.51% |
Formulas
Payback period is the time by which project will recover the initial investment through cash inflows.
Project M's initial investment is $27,000 which will be recovered by 3 yearly cash flows of $9,000 each. So, its payback period is 3.00 years.
Project N will recover $25,200*3 = $75,600 in 3 years. the difference between initial investment of $81,000 and $75,600 = $5,400 will be recovered from year 4 cash flow of $25,200. so, its payback period is:
3 years + ($81,000 - $75,600)/$25,200 = 3 years + $5,400/$25,200 = 3 years + 0.21 = 3.21 years
Discounted payback period is calculated same as payback period except cash flows used are discounted using WACC.
WACC | 14% | 14% | ||||
Years | Project M | Discounted cash flow | Cumulative cash flow | Project N | Discounted cash flow | Cumulative cash flow |
0 | -$27,000 | -$81,000 | ||||
1 | $9,000 | $7,894.74 | $25,200 | $22,105.26 | ||
2 | $9,000 | $6,925.21 | $14,819.94 | $25,200 | $19,390.58 | $41,495.84 |
3 | $9,000 | $6,074.74 | $20,894.69 | $25,200 | $17,009.28 | $58,505.13 |
4 | $9,000 | $5,328.72 | $26,223.41 | $25,200 | $14,920.42 | $73,425.55 |
5 | $9,000 | $4,674.32 | $30,897.73 | $25,200 | $13,088.09 | $86,513.64 |
Calculation
In the above table in column D, we can see that project M will recover $26,223.41 in 4 years. the remaining initial investment it will recover in year 5.
Discounted payback Project M = 4 years + ($27,000 - $26,223.41)/$4,674.32 = 4 years + $776.59/$4,674.32 = 4 years + 0.17 = 4.17 years
In the above table in column G, we can see that project N will recover $73,425.55 in 4 years. the remaining initial investment it will recover in year 5.
Discounted payback Project N = 4 years + ($81,000 - $73,425.55)/$13,088.09 = 4 years + $7,574.45/$13,088.09 = 4 years + 0.58 = 4.58 years
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