Raiser Senior Services--The Stratford (A) Net Present Value (NPV) / MBA Resources

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

NPV solution for Raiser Senior Services--The Stratford (A) case study

At Oak Spring University, we provide corporate level professional Net Present Value (NPV) case study solution. Raiser Senior Services--The Stratford (A) case study is a Harvard Business School (HBR) case study written by H. Kent Bowen, Alison Berkley Wagonfeld. The Raiser Senior Services--The Stratford (A) (referred as “Raiser Stratford” from here on) case study provides evaluation & decision scenario in field of Technology & Operations. It also touches upon business topics such as - Value proposition, Costs, Demographics, Ethics, Supply chain.

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.

NPV = Present Value of Future Cash Flows LESS Project’s Initial Investment

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Case Description of Raiser Senior Services--The Stratford (A) Case Study

Focuses on modifying operations to increase profitability at an upscale senior care facility in California. Jennifer Raiser, president of Raiser Senior Services, opened the Stratford in 1992 as a high-end, continuing-care retirement community. Ten years later, the Stratford was known as one of the most prestigious senior care communities in the Bay Area, but management struggled to keep the facility from losing money each year. Raiser and her management team were finding it difficult to raise the monthly fees each year to match the increasing costs of providing services to the aging residents. As a result, the team needed to find ways to take costs out of running the business. Contains an in-depth review of the operations associated with the primary expense categories--health care and dining services--allowing students to find specific opportunities for savings.

Case Authors : H. Kent Bowen, Alison Berkley Wagonfeld

Topic : Technology & Operations

Related Areas : Costs, Demographics, Ethics, Supply chain

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Calculating Net Present Value (NPV) at 6% for Raiser Senior Services--The Stratford (A) Case Study

Years	Cash Flow	Net Cash Flow	Cumulative     Cash Flow	Discount Rate @ 6 %	Discounted Cash Flows
Year 0	(10023428)	-10023428	-	-
Year 1	3446725	-6576703	3446725	0.9434	3251627
Year 2	3967022	-2609681	7413747	0.89	3530635
Year 3	3962694	1353013	11376441	0.8396	3327154
Year 4	3237827	4590840	14614268	0.7921	2564662
TOTAL			14614268		12674079

The Net Present Value at 6% discount rate is 2650651

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 -

Different methods of capital budgeting

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.

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Capital Budgeting Approaches

Methods of Capital Budgeting

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

1. Internal Rate of Return
2. Payback Period
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 Raiser Stratford 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. Raiser Stratford shareholders have preference for diversified projects investment rather than prospective high income from a single capital intensive project.

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Formula and Steps to Calculate Net Present Value (NPV) of Raiser Senior Services--The Stratford (A)

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

Why Technology & Operations Managers need to know Financial Tools such as Net Present Value (NPV)?

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 Raiser Stratford 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 Raiser Stratford 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.

Calculating Net Present Value (NPV) at 15%

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	(10023428)	-10023428	-	-
Year 1	3446725	-6576703	3446725	0.8696	2997152
Year 2	3967022	-2609681	7413747	0.7561	2999639
Year 3	3962694	1353013	11376441	0.6575	2605536
Year 4	3237827	4590840	14614268	0.5718	1851238
TOTAL					10453564

The Net NPV after 4 years is 430136

(10453564 - 10023428 )

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Calculating Net Present Value (NPV) at 20%

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	(10023428)	-10023428	-	-
Year 1	3446725	-6576703	3446725	0.8333	2872271
Year 2	3967022	-2609681	7413747	0.6944	2754876
Year 3	3962694	1353013	11376441	0.5787	2293226
Year 4	3237827	4590840	14614268	0.4823	1561452
TOTAL					9481825

The Net NPV after 4 years is -541603

At 20% discount rate the NPV is negative (9481825 - 10023428 ) so ideally we can't select the project if macro and micro factors don't allow financial managers of Raiser Stratford to discount cash flow at lower discount rates such as 15%.

Acceptance Criteria of a Project based on NPV

Simplest Approach – If the investment project of Raiser Stratford has a NPV value higher than Zero then finance managers at Raiser Stratford 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 Raiser Stratford, then the stock price of the Raiser Stratford 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.

Sensitivity Analysis

Project selection is often a far more complex decision than just choosing it based on the NPV number. Finance managers at Raiser Stratford 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 –

Understanding of risks involved in the project.

What can impact the cash flow of the project.

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.

Some of the assumptions while using the Discounted Cash Flow Methods –

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.

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Negotiation Strategy of Raiser Senior Services--The Stratford (A)

References & Further Readings

H. Kent Bowen, Alison Berkley Wagonfeld (2018), "Raiser Senior Services--The Stratford (A) Harvard Business Review Case Study. Published by HBR Publications.