Discounted Cash Flow Analysis

Analysis Discounted Cash Flow (DCF) is a technique of making financial model that is based on assumptions about the prospect of income and the cost of a property or business. Making assumptions is related to the quantity, quality, variability, time and duration of incoming cash flow and cash flow out to the discounted value now. DCF analysis is done with the data and the level of discount and the right support is one of the methods of assessment that can be received in the income approach. DCF analysis of the implementation of widely among others caused by the progress of computer technology. DCF analysis is applied in the assessment of real property, business and assets do not exist; in investment analysis and accounting procedures as for estimation value in use. DCF analysis of the use has increased, especially in the assessment sector institutions, investment property and businesses and often required by the task, guarantor emissions, advisory and financial management, portfolio managers and investment. 
DCF assessment as the assessment based on other income, based on analysis of historical data and assumptions about market conditions in the future to offer (supply), demand (demand), income, cost and potential risk. This ability to consider the assumption of revenue from the property or business in which the projected income and expenditure. 


Discount rate is the highest that is used to convert the amount of cash flow that is issued or received in the future become the present. In theory, the level of discount should reflect the 'opportunity cost' of capital, the level of return on investment can be obtained or produced for use when placed with the same risk. 
Analysis Discounted Cash Flow (DCF) is a technique of making financial model is based on the assumption that the cash flows of a property or business. As a method that can be received in the income approach, DCF analysis involves projecting cash flow for a period to assess whether the property operations, property development or in business. Projected cash flows requires the applicable discount market at this time to get an indication of the present value of cash flow in relation to property or business. In the case of the operational assessment of the property, cash flow on a regular basis, in general, as the estimated gross income less vacancy and unperceivable and operational costs. Net operating income in the period, together with an estimate of the value end of the (terminal value / exit value) at the end of the projection period, and then discounted. In the case of property assessment in the development, estimates of capital, cost of sales and income to achieve the estimated amount of net income, which then discounted over a period of development and marketing period. In the assessment of business, estimated cash flow in a period and the value of business at the end of the projection period, discounted. DCF analysis of the applications most frequently used value is now (Present Value), Now Clean Value (Net Present Value) and Level The Internal (Internal Rate of Return) of the cash flow. 
Financial model. Is a projection of income cash flow of a regular business or property as a basis for calculating the size of financial returns. Projections of income or cash flow projections are presented through a financial model that considers historical relationship between income and costs, and capital expenditures and projections of these variables. Financial model is also used as a management tool to test the expectation of performance properties, to measure the integrity and stability DCF model or as a method to create a replica of the steps taken by investors in making decisions involving the sale, purchase or the ownership of a property or business. 
Internal return rate (IRR) is the discount rate is the same as the present value of net cash flow of a project with the present value of capital investment (capital investment). Highest level is where the value is now Net (Net Present Value) equal to zero. IRR reflects both the return of invested capital and the return of your initial investment, as a basic consideration for potential investors. Thus, the determination of the IRR analysis of the property market transactions that have similar patterns of income, is a comparable method in determining the appropriate level of assessment in the discount market to get market value. 
Investment Analysis is a study for the development and investment, investment performance evaluation or analysis of transactions involving property investment. Investment analysis is often referred to as a feasibility study, market analysis or study or analysis marketability financial projections. 
Now Net Value (NPV) is the size difference between the income or cash flows for the cost of entry or exit of cash flow has been discounted, in the DCF analysis. Assessment is done to obtain the market value, where revenues, expenses and the level of discount from the market data that applies at this time. NPV generated should be an indication for the market value of the income approach. 


Model Discounted Cash Flow (DCF) prepared for a period of time or a certain period. In analysis of real property, even though things like evaluation rent, lease renewal, reconstruction, or repairs may affect the period of analysis, but the time period is generally influenced by the behaviour of the market as the characteristics and type of property market sectors. For example, the period of the analysis of investment properties is usually between 5 and 10 years. However, Valuer should fully understand the implications of the projection period (holding period) is different, for example, that short period of time to make more depending on the conclusion of the assessment to estimate the value end of the (terminal value). 
Frequency of revenues and expenditures (monthly, quarterly, yearly) should be determined by the market. As other methods that can be received, the cash flow revenues and expenditures must be reasonable and supported with adequate. 
The appropriate level of discount should be applied to the cash flow. When the frequency of the selected point of time is quarterly, the discount rate should be the effective quarterly numbers and not a nominal figure. Because each time period in cash flow in fact start from the point in time, Valuer must try to put the cash flow at the appropriate juncture in the projected cash flow. Often the frequency of cash flow is determined by the point in time where the rent is. If another incident occurs with a frequency that more often, Valuer must decide whether what will be included on the point in time before or after the incident actually occurred. Expenditures / costs may be placed on the accounting point of time and not at the time the incident occurred. The most appropriate solution is to have the frequency of cash flows in accordance with the aspects of the occurrence of the most common of periodic cash flow. 
Initial period (time interval) of the cash flow study real property referred to as the period) and this period is not discounted. All incoming cash flow or out expected going in this time period should be included in the period). Net income or the cost can be placed in the period 0 and should be included in this period or if the receipt of cash expenditure in this period occurred. For example, many investment properties receive a monthly income. Therefore, when used yearly intervals, the net income received in the early years must be placed in the period 0, ignoring whether the calculations are taken at the beginning or end. 
Elections value calculation method end / terminal value / exit depends on the practical value of the property market is considered, which generally represents the estimated market value of properties on sale (Termination date). Assessors should reflect market practices and the overall method is selected, and implementation. Market value is now understood as the value of the benefits of ownership in the future. So, for property investment, this means that the cash flow / value at the point in time of assessment at the time of sale (or depending on the method that is taken, after the end date / terminal value) should be used and not a number in the previous period. Final score / terminal value / exit value can be based on the projection of net income for the year after last year in the DCF analysis. 
As other components in the DCF analysis, the level of discount should reflect market data, the level of discount is determined by the market. Discount rate should be selected from a property or business in the market benchmark. So that the properties are comparable, then the income, cost, risk, inflation, high real returns and projections of income from the property must be the same as the benchmark property assessed. 
Present value calculation of cash flow, generally calculated using the appropriate discount rate for each type of cash flow. When the interval is used daily or monthly, annual discount rate should be adjusted discount rate equivalent and effective for a selected time interval. Final score obtained with the level of capitalization and the end of the capitalization value discounted now be level with the appropriate discount. In various examples of a single discount rate used for all cash flow. 
Cash flow and the sale price of the property analysis comparable to get the discount rate or the level of market returns internal (IRR). 
DCF cash flow model can be built with a base before or after tax, before or after the debt financing, in the form of real (after inflation or deflation cost index) or nominal. Discount rate will therefore based on the assumption that cash flow is. Evidence of market analysis to determine the discount rate or cash flow must be based on the assumption that the same.