Introduction to Net Present Value (NPV) - What is Net Present Value (NPV) ? How it impacts financial decisions regarding project management?

At Oak Spring University, we provide corporate level professional Net Present Value (NPV) case study solution. AMB Property Corporation: Financial Reporting in the REIT Industry case study is a Harvard Business School (HBR) case study written by Maureen McNichols, Brian Tayan. The AMB Property Corporation: Financial Reporting in the REIT Industry (referred as “Reit Gaap” from here on) case study provides evaluation & decision scenario in field of Finance & Accounting. It also touches upon business topics such as - Value proposition, Communication, Financial management.

The net present value (NPV) of an investment proposal is the present value of the proposal’s net cash flows less the proposal’s initial cash outflow. If a project’s NPV is greater than or equal to zero, the project should be accepted.

AMB Property Corporation set out to be a leader in corporate governance and financial reporting. The company, a publicly traded real estate investment trust (REIT) that acquires, develops, and owns industrial properties, believed that its governance and reporting practices were among the best in the industry. The implementation of good disclosure practices in the REIT industry was not a simple undertaking. Historically, the real estate industry was dominated by private partnerships and institutional investors who used tax and partnership accounting rather than generally accepted accounting principles (GAAP). As a result, there was a need for new financial terms that were meant to bridge the differences between GAAP and private partnership accounting, notably funds from operations. However, because such industry-specific metrics were not consistently calculated, it was difficult for users of REIT financial statements to compare operating results across companies. Public REITs that used non-GAAP metrics were required to reconcile these metrics to GAAP standards, a process which added significantly to the length of REIT financial reports. In addition, companies were required to apply GAAP accounting standards that were mostly designed for industries other than real estate and had the unintended consequence of making it difficult to evaluate the operating performance of REITs and compare those results across periods. Explores the issue of financial reporting in the REIT industry, including important FASB standards that potentially distort REIT financial results, the use of Funds From Operations as a metric of financial performance, and different approaches for valuing REITs.

Years | Cash Flow | Net Cash Flow | Cumulative Cash Flow |
Discount Rate @ 6 % |
Discounted Cash Flows |
---|---|---|---|---|---|

Year 0 | (10027826) | -10027826 | - | - | |

Year 1 | 3463368 | -6564458 | 3463368 | 0.9434 | 3267328 |

Year 2 | 3961076 | -2603382 | 7424444 | 0.89 | 3525344 |

Year 3 | 3948146 | 1344764 | 11372590 | 0.8396 | 3314940 |

Year 4 | 3234363 | 4579127 | 14606953 | 0.7921 | 2561918 |

TOTAL | 14606953 | 12669530 |

In isolation the NPV number doesn't mean much but put in right context then it is one of the best method to evaluate project returns. In this article we will cover -

What is NPV & Formula of NPV,

How it is calculated,

How to use NPV number for project evaluation, and

Scenario Planning given risks and management priorities.

Capital Budgeting Approaches

There are four types of capital budgeting techniques that are widely used in the corporate world –

1. Payback Period

2. Internal Rate of Return

3. Profitability Index

4. Net Present Value

Apart from the Payback period method which is an additive method, rest of the methods are based on
**Discounted Cash Flow **
technique. Even though cash flow can be calculated based on the nature of the project, for the simplicity of the article we are assuming that all the expected cash flows are realized at the end of the year.

Discounted Cash Flow approaches provide a more objective basis for evaluating and selecting investment projects. They take into consideration both –

1. Timing of the expected cash flows – stockholders of Reit Gaap have higher preference for cash returns over 4-5 years rather than 10-15 years given the nature of the volatility in the industry.

2. Magnitude of both incoming and outgoing cash flows – Projects can be capital intensive, time intensive, or both. Reit Gaap shareholders have preference for diversified projects investment rather than prospective high income from a single capital intensive project.

NPV = Net Cash In Flowt1 / (1+r)t1 + Net Cash In Flowt2 / (1+r)t2 + … Net Cash In Flowtn / (1+r)tn

**Less** Net Cash Out Flowt0 / (1+r)t0

Where t = time period, in this case year 1, year 2 and so on.

r = discount rate or return that could be earned using other safe proposition such as fixed deposit or treasury bond rate.
Net Cash In Flow – What the firm will get each year.

Net Cash Out Flow – What the firm needs to invest initially in the project.

Step 1 – Understand the nature of the project and calculate cash flow for each year.

Step 2 – Discount those cash flow based on the discount rate.

Step 3 – Add all the discounted cash flow.

Step 4 – Selection of the project

In our daily workplace we often come across people and colleagues who are just focused on their core competency and targets they have to deliver. For example marketing managers at Reit Gaap often design programs whose objective is to drive brand awareness and customer reach. But how that 30 point increase in brand awareness or 10 point increase in customer touch points will result into shareholders’ value is not specified.

To overcome such scenarios managers at Reit Gaap needs to not only know the financial aspect of project management but also needs to have tools to integrate them into part of the project development and monitoring plan.

After working through various assumptions we reached a conclusion that risk is far higher than 6%. In a reasonably stable industry with weak competition - 15% discount rate can be a good benchmark.

Years | Cash Flow | Net Cash Flow | Cumulative Cash Flow |
Discount Rate @ 15 % |
Discounted Cash Flows |
---|---|---|---|---|---|

Year 0 | (10027826) | -10027826 | - | - | |

Year 1 | 3463368 | -6564458 | 3463368 | 0.8696 | 3011624 |

Year 2 | 3961076 | -2603382 | 7424444 | 0.7561 | 2995143 |

Year 3 | 3948146 | 1344764 | 11372590 | 0.6575 | 2595970 |

Year 4 | 3234363 | 4579127 | 14606953 | 0.5718 | 1849258 |

TOTAL | 10451995 |

(10451995 - 10027826 )

If the risk component is high in the industry then we should go for a higher hurdle rate / discount rate of 20%.

Years | Cash Flow | Net Cash Flow | Cumulative Cash Flow |
Discount Rate @ 20 % |
Discounted Cash Flows |
---|---|---|---|---|---|

Year 0 | (10027826) | -10027826 | - | - | |

Year 1 | 3463368 | -6564458 | 3463368 | 0.8333 | 2886140 |

Year 2 | 3961076 | -2603382 | 7424444 | 0.6944 | 2750747 |

Year 3 | 3948146 | 1344764 | 11372590 | 0.5787 | 2284807 |

Year 4 | 3234363 | 4579127 | 14606953 | 0.4823 | 1559782 |

TOTAL | 9481475 |

At 20% discount rate the NPV is negative (9481475 - 10027826 ) so ideally we can't select the project if macro and micro factors don't allow financial managers of Reit Gaap to discount cash flow at lower discount rates such as 15%.

Simplest Approach – If the investment project of Reit Gaap has a NPV value higher than Zero then finance managers at Reit Gaap can ACCEPT the project, otherwise they can reject the project. This means that project will deliver higher returns over the period of time than any alternate investment strategy.

In theory if the required rate of return or discount rate is chosen correctly by finance managers at Reit Gaap, then the stock price of the Reit Gaap should change by same amount of the NPV. In real world we know that share price also reflects various other factors that can be related to both macro and micro environment.

In the same vein – accepting the project with zero NPV should result in stagnant share price. Finance managers use discount rates as a measure of risk components in the project execution process.

Project selection is often a far more complex decision than just choosing it based on the NPV number. Finance managers at Reit Gaap should conduct a sensitivity analysis to better understand not only the inherent risk of the projects but also how those risks can be either factored in or mitigated during the project execution. Sensitivity analysis helps in –

What will be a multi year spillover effect of various taxation regulations.

What are the key aspects of the projects that need to be monitored, refined, and retuned for continuous delivery of projected cash flows.

What are the uncertainties surrounding the project Initial Cash Outlay (ICO’s). ICO’s often have several different components such as land, machinery, building, and other equipment.

What can impact the cash flow of the project.

Understanding of risks involved in the project.

Projects are assumed to be Mutually Exclusive – This is seldom the came in modern day giant organizations where projects are often inter-related and rejecting a project solely based on NPV can result in sunk cost from a related project.

Independent projects have independent cash flows – As explained in the marketing project – though the project may look independent but in reality it is not as the brand awareness project can be closely associated with the spending on sales promotions and product specific advertising.

** Maureen McNichols, Brian Tayan (2018)**, "AMB Property Corporation: Financial Reporting in the REIT Industry Harvard Business Review Case Study. Published by HBR Publications.

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