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If IRR > WACC we will accept the project because the
projects rate of return is greater than its cost.
If IRR < WACC we will Reject the project because the
projects rate of return is less than its
0 1 2 3 4
* --------------------* -----------* -----------* -------------*
-1000 500 400 300 100
Modified Internal Rate of Return (MIRR)
Modified Internal rate of Return (MIRR) correct some of
the problem with regular IRR since MIRR involves finding
the terminal value (TV) of the cash inflows, compounded at
the firms cost of capital and then determining the discount
rate that forces the Present value of the TV to equal the PV
of the out flows.
330 +
484
665.50
======
TV 1579.50
0 1 2 3 4
* --------------------* -----------* -----------* -------------*
-1000 500 400 300 100
Calculation of MIRR
PV = FV (TV)
(1+MIRR)
4
1000 = 1579.50
(1+MIRR)
4
MIRR = 12.10%
If MIRR > WACC ,we Accept the project
If MIRR < WACC ,we Reject the project
Since 12.10%> 10% () Accept.
Profitability Index (PI )
0 1 2 3 4
* --------------------* -----------* -----------* -------------*
-1000 500 400 300 100
Cost of
Capital @
10%
+455
+330
+225
+ 68
====
+ 1078
Profitability index shows the
dollars of present value divided
by the initial cost, so it measure
relative profitability.
PI = 1078 = $ 1.08
1000
So the project is expected to produce $1.08 for each $ 1 of
investment, if we compare 2 projects we will select the project
with higher (PI) and must be greater than (1).
Which Approach is Better?
On a purely theoretical basis, NPV is considered the better
approach because:-
NPV measures how much wealth a project creates (or
destroys if the NPV is negative for shareholders.
Also NPV consider reinvestment of cash flow at cost of
capital which is more conservative.
Despite the fact most of the financial managers prefer to
use the IRR approach in addition to NPV method because
of the preference for rates of return.
Thank You