Finance Research Paper #1

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Chapter 3

Time Value of Money

Fundamentals of Financial Management, 12/e

Created by: Gregory A. Kuhlemeyer, Ph.D.

Carroll College, Waukesha, WI

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After studying Chapter 3, you should be able to:

Understand what is meant by "the time value of money."

Understand the relationship between present and future value.

Describe how the interest rate can be used to adjust the value of cash flows – both forward and backward – to a single point in time.

Calculate both the future and present value of: (a) an amount invested today; (b) a stream of equal cash flows (an annuity); and (c) a stream of mixed cash flows.

Distinguish between an “ordinary annuity” and an “annuity due.”

Use interest factor tables and understand how they provide a shortcut to calculating present and future values.

Use interest factor tables to find an unknown interest rate or growth rate when the number of time periods and future and present values are known.

Build an “amortization schedule” for an installment-style loan.

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The Time Value of Money

The Interest Rate
Simple Interest
Compound Interest
Amortizing a Loan
Compounding More Than Once per Year

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Obviously, $10,000 today.

You already recognize that there is TIME VALUE TO MONEY!!

The Interest Rate

Which would you prefer -- $10,000 today or $10,000 in 5 years?

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TIME allows you the opportunity to postpone consumption and earn INTEREST.

Why TIME?

Why is TIME such an important element in your decision?

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Types of Interest

Compound Interest

Interest paid (earned) on any previous interest earned, as well as on the principal borrowed (lent).

Simple Interest

Interest paid (earned) on only the original amount, or principal, borrowed (lent).

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Simple Interest Formula

Formula SI = P0(i)(n)

SI: Simple Interest

P0: Deposit today (t=0)

i: Interest Rate per Period

n: Number of Time Periods

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SI = P0(i)(n) = $1,000(.07)(2) = $140

Simple Interest Example

Assume that you deposit $1,000 in an account earning 7% simple interest for 2 years. What is the accumulated interest at the end of the 2nd year?

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FV = P0 + SI = $1,000 + $140 = $1,140

Future Value is the value at some future time of a present amount of money, or a series of payments, evaluated at a given interest rate.

Simple Interest (FV)

What is the Future Value (FV) of the deposit?

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The Present Value is simply the $1,000 you originally deposited. That is the value today!

Present Value is the current value of a future amount of money, or a series of payments, evaluated at a given interest rate.

Simple Interest (PV)

What is the Present Value (PV) of the previous problem?

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Why Compound Interest?

Future Value (U.S. Dollars)

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Assume that you deposit $1,000 at a compound interest rate of 7% for 2 years.

Future Value
Single Deposit (Graphic)

0 1 2

$1,000

FV2

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FV1 = P0 (1+i)1 = $1,000 (1.07) = $1,070

Compound Interest

You earned $70 interest on your $1,000 deposit over the first year.

This is the same amount of interest you would earn under simple interest.

Future Value
Single Deposit (Formula)

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FV1 = P0 (1+i)1 = $1,000 (1.07) = $1,070

FV2 = FV1 (1+i)1 = P0 (1+i)(1+i) = $1,000(1.07)(1.07) = P0 (1+i)2 = $1,000(1.07)2 = $1,144.90

You earned an EXTRA $4.90 in Year 2 with compound over simple interest.

Future Value

Single Deposit (Formula)

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FV1 = P0(1+i)1

FV2 = P0(1+i)2

General Future Value Formula:

FVn = P0 (1+i)n

or FVn = P0 (FVIFi,n) -- See Table I

General Future Value Formula

etc.

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FVIFi,n is found on Table I

at the end of the book.

Valuation Using Table I

Period�

6%�

7%�

8%�

�

1�

1.060�

1.070�

1.080�

�

2�

1.124�

1.145�

1.166�

�

3�

1.191�

1.225�

1.260�

�

4�

1.262�

1.311�

1.360�

�

5�

1.338�

1.403�

1.469�

�

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FV2 = $1,000 (FVIF7%,2) = $1,000 (1.145) = $1,145 [Due to Rounding]

Using Future Value Tables

Period�

6%�

7%�

8%�

�

1�

1.060�

1.070�

1.080�

�

2�

1.124�

1.145�

1.166�

�

3�

1.191�

1.225�

1.260�

�

4�

1.262�

1.311�

1.360�

�

5�

1.338�

1.403�

1.469�

�

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TVM on the Calculator

Use the highlighted row of keys for solving any of the FV, PV, FVA, PVA, FVAD, and PVAD problems

N: Number of periods

I/Y: Interest rate per period

PV: Present value

PMT: Payment per period

FV: Future value

CLR TVM: Clears all of the inputs into the above TVM keys

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Using The TI BAII+ Calculator

I/Y

PMT

Inputs

Compute

Focus on 3rd Row of keys (will be displayed in slides as shown above)

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Entering the FV Problem

Press:

2nd CLR TVM

2 N

7 I/Y

-1000 PV

0 PMT

CPT FV

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N: 2 Periods (enter as 2)

I/Y: 7% interest rate per period (enter as 7 NOT .07)

PV: $1,000 (enter as negative as you have “less”)

PMT: Not relevant in this situation (enter as 0)

FV: Compute (Resulting answer is positive)

Solving the FV Problem

I/Y

PMT

Inputs

Compute

2 7 -1,000 0

1,144.90

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Julie Miller wants to know how large her deposit of $10,000 today will become at a compound annual interest rate of 10% for 5 years.

Story Problem Example

0 1 2 3 4 5

$10,000

FV5

10%

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Calculation based on Table I: FV5 = $10,000 (FVIF10%, 5) = $10,000 (1.611) = $16,110 [Due to Rounding]

Story Problem Solution

Calculation based on general formula: FVn = P0 (1+i)n FV5 = $10,000 (1+ 0.10)5 = $16,105.10

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Entering the FV Problem

Press:

2nd CLR TVM

5 N

10 I/Y

-10000 PV

0 PMT

CPT FV

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The result indicates that a $10,000 investment that earns 10% annually for 5 years will result in a future value of $16,105.10.

Solving the FV Problem

I/Y

PMT

Inputs

Compute

5 10 -10,000 0

16,105.10

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We will use the “Rule-of-72”.

Double Your Money!!!

Quick! How long does it take to double $5,000 at a compound rate of 12% per year (approx.)?

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Approx. Years to Double = 72 / i%

72 / 12% = 6 Years

[Actual Time is 6.12 Years]

The “Rule-of-72”

Quick! How long does it take to double $5,000 at a compound rate of 12% per year (approx.)?

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The result indicates that a $1,000 investment that earns 12% annually will double to $2,000 in 6.12 years.

Note: 72/12% = approx. 6 years

Solving the Period Problem

I/Y

PMT

Inputs

Compute

12 -1,000 0 +2,000

6.12 years

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Assume that you need $1,000 in 2 years. Let’s examine the process to determine how much you need to deposit today at a discount rate of 7% compounded annually.

0 1 2

$1,000

PV1

PV0

Present Value Single Deposit (Graphic)

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PV0 = FV2 / (1+i)2 = $1,000 / (1.07)2 = FV2 / (1+i)2 = $873.44

Present Value
Single Deposit (Formula)

0 1 2

$1,000

PV0

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PV0 = FV1 / (1+i)1

PV0 = FV2 / (1+i)2

General Present Value Formula:

PV0 = FVn / (1+i)n

or PV0 = FVn (PVIFi,n) -- See Table II

General Present Value Formula

etc.

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PVIFi,n is found on Table II

at the end of the book.

Valuation Using Table II

Period	6%	7%	8%
1	.943	.935	.926
2	.890	.873	.857
3	.840	.816	.794
4	.792	.763	.735
5	.747	.713	.681

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PV2 = $1,000 (PVIF7%,2) = $1,000 (.873) = $873 [Due to Rounding]

Using Present Value Tables

Period�

6%�

7%�

8%�

�

1�

.943�

.935�

.926�

�

2�

.890�

.873�

.857�

�

3�

.840�

.816�

.794�

�

4�

.792�

.763�

.735�

�

5�

.747�

.713�

.681�

�

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N: 2 Periods (enter as 2)

I/Y: 7% interest rate per period (enter as 7 NOT .07)

PV: Compute (Resulting answer is negative “deposit”)

PMT: Not relevant in this situation (enter as 0)

FV: $1,000 (enter as positive as you “receive $”)

Solving the PV Problem

I/Y

PMT

Inputs

Compute

2 7 0 +1,000

-873.44

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Julie Miller wants to know how large of a deposit to make so that the money will grow to $10,000 in 5 years at a discount rate of 10%.

Story Problem Example

0 1 2 3 4 5

$10,000

PV0

10%

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Calculation based on general formula: PV0 = FVn / (1+i)n PV0 = $10,000 / (1+ 0.10)5 = $6,209.21
Calculation based on Table I: PV0 = $10,000 (PVIF10%, 5) = $10,000 (.621) = $6,210.00 [Due to Rounding]

Story Problem Solution

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Solving the PV Problem

I/Y

PMT

Inputs

Compute

5 10 0 +10,000

-6,209.21

The result indicates that a $10,000 future value that will earn 10% annually for 5 years requires a $6,209.21 deposit today (present value).

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Types of Annuities

Ordinary Annuity: Payments or receipts occur at the end of each period.
Annuity Due: Payments or receipts occur at the beginning of each period.

An Annuity represents a series of equal payments (or receipts) occurring over a specified number of equidistant periods.

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Examples of Annuities

Student Loan Payments
Car Loan Payments
Insurance Premiums
Mortgage Payments
Retirement Savings

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Parts of an Annuity

0 1 2 3

$100 $100 $100

(Ordinary Annuity)

End of

Period 1

End of

Period 2

Today

Equal Cash Flows

Each 1 Period Apart

End of

Period 3

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Parts of an Annuity

0 1 2 3

$100 $100 $100

(Annuity Due)

Beginning of

Period 1

Beginning of

Period 2

Today

Equal Cash Flows

Each 1 Period Apart

Beginning of

Period 3

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FVAn = R(1+i)n-1 + R(1+i)n-2 + ... + R(1+i)1 + R(1+i)0

Overview of an
Ordinary Annuity -- FVA

R R R

0 1 2 n n+1

FVAn

R = Periodic

Cash Flow

Cash flows occur at the end of the period

. . .

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FVA3 = $1,000(1.07)2 + $1,000(1.07)1 + $1,000(1.07)0

= $1,145 + $1,070 + $1,000 = $3,215

Example of an
Ordinary Annuity -- FVA

$1,000 $1,000 $1,000

0 1 2 3 4

$3,215 = FVA3

$1,070

$1,145

Cash flows occur at the end of the period

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Hint on Annuity Valuation

The future value of an ordinary annuity can be viewed as occurring at the end of the last cash flow period, whereas the future value of an annuity due can be viewed as occurring at the beginning of the last cash flow period.

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FVAn = R (FVIFAi%,n) FVA3 = $1,000 (FVIFA7%,3) = $1,000 (3.215) = $3,215

Valuation Using Table III

Period�

6%�

7%�

8%�

�

1�

1.000�

�

2�

2.060�

2.070�

2.080�

�

3�

3.184�

3.215�

3.246�

�

4�

4.375�

4.440�

4.506�

�

5�

5.637�

5.751�

5.867�

�

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N: 3 Periods (enter as 3 year-end deposits)

I/Y: 7% interest rate per period (enter as 7 NOT .07)

PV: Not relevant in this situation (no beg value)

PMT: $1,000 (negative as you deposit annually)

FV: Compute (Resulting answer is positive)

Solving the FVA Problem

I/Y

PMT

Inputs

Compute

3 7 0 -1,000

3,214.90

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FVADn = R(1+i)n + R(1+i)n-1 + ... + R(1+i)2 + R(1+i)1 = FVAn (1+i)

Overview View of an
Annuity Due -- FVAD

R R R R R

0 1 2 3 n-1 n

FVADn

. . .

Cash flows occur at the beginning of the period

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FVAD3 = $1,000(1.07)3 + $1,000(1.07)2 + $1,000(1.07)1

= $1,225 + $1,145 + $1,070 = $3,440

Example of an
Annuity Due -- FVAD

$1,000 $1,000 $1,000 $1,070

0 1 2 3 4

$3,440 = FVAD3

$1,225

$1,145

Cash flows occur at the beginning of the period

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FVADn = R (FVIFAi%,n)(1+i)

FVAD3 = $1,000 (FVIFA7%,3)(1.07) = $1,000 (3.215)(1.07) = $3,440

Valuation Using Table III

Period�

6%�

7%�

8%�

�

1�

1.000�

�

2�

2.060�

2.070�

2.080�

�

3�

3.184�

3.215�

3.246�

�

4�

4.375�

4.440�

4.506�

�

5�

5.637�

5.751�

5.867�

�

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Solving the FVAD Problem

I/Y

PMT

Inputs

Compute

3 7 0 -1,000

3,439.94

Complete the problem the same as an “ordinary annuity” problem, except you must change the calculator setting to “BGN” first. Don’t forget to change back!

Step 1: Press 2nd BGN keys

Step 2: Press 2nd SET keys

Step 3: Press 2nd QUIT keys

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PVAn = R/(1+i)1 + R/(1+i)2

+ ... + R/(1+i)n

Overview of an
Ordinary Annuity -- PVA

R R R

0 1 2 n n+1

PVAn

R = Periodic

Cash Flow

. . .

Cash flows occur at the end of the period

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PVA3 = $1,000/(1.07)1 + $1,000/(1.07)2 + $1,000/(1.07)3

= $934.58 + $873.44 + $816.30 = $2,624.32

Example of an
Ordinary Annuity -- PVA

$1,000 $1,000 $1,000

0 1 2 3 4

$2,624.32 = PVA3

$934.58

$873.44

$816.30

Cash flows occur at the end of the period

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Hint on Annuity Valuation

The present value of an ordinary annuity can be viewed as occurring at the beginning of the first cash flow period, whereas the future value of an annuity due can be viewed as occurring at the end of the first cash flow period.

3-*

PVAn = R (PVIFAi%,n) PVA3 = $1,000 (PVIFA7%,3) = $1,000 (2.624) = $2,624

Valuation Using Table IV

Period�

6%�

7%�

8%�

�

1�

0.943�

0.935�

0.926�

�

2�

1.833�

1.808�

1.783�

�

3�

2.673�

2.624�

2.577�

�

4�

3.465�

3.387�

3.312�

�

5�

4.212�

4.100�

3.993�

�

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N: 3 Periods (enter as 3 year-end deposits)

I/Y: 7% interest rate per period (enter as 7 NOT .07)

PV: Compute (Resulting answer is positive)

PMT: $1,000 (negative as you deposit annually)

FV: Not relevant in this situation (no ending value)

Solving the PVA Problem

I/Y

PMT

Inputs

Compute

3 7 -1,000 0

2,624.32

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PVADn = R/(1+i)0 + R/(1+i)1 + ... + R/(1+i)n-1 = PVAn (1+i)

Overview of an
Annuity Due -- PVAD

R R R R

0 1 2 n-1 n

PVADn

R: Periodic

Cash Flow

. . .

Cash flows occur at the beginning of the period

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PVADn = $1,000/(1.07)0 + $1,000/(1.07)1 + $1,000/(1.07)2 = $2,808.02

Example of an
Annuity Due -- PVAD

$1,000.00 $1,000 $1,000

0 1 2 3 4

$2,808.02 = PVADn

$ 934.58

$ 873.44

Cash flows occur at the beginning of the period

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PVADn = R (PVIFAi%,n)(1+i)

PVAD3 = $1,000 (PVIFA7%,3)(1.07) = $1,000 (2.624)(1.07) = $2,808

Valuation Using Table IV

Period�

6%�

7%�

8%�

�

1�

0.943�

0.935�

0.926�

�

2�

1.833�

1.808�

1.783�

�

3�

2.673�

2.624�

2.577�

�

4�

3.465�

3.387�

3.312�

�

5�

4.212�

4.100�

3.993�

�

3-*

Solving the PVAD Problem

I/Y

PMT

Inputs

Compute

3 7 -1,000 0

2,808.02

Complete the problem the same as an “ordinary annuity” problem, except you must change the calculator setting to “BGN” first. Don’t forget to change back!

Step 1: Press 2nd BGN keys

Step 2: Press 2nd SET keys

Step 3: Press 2nd QUIT keys

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1. Read problem thoroughly

2. Create a time line

3. Put cash flows and arrows on time line

4. Determine if it is a PV or FV problem

5. Determine if solution involves a single CF, annuity stream(s), or mixed flow

6. Solve the problem

7. Check with financial calculator (optional)

Steps to Solve Time Value of Money Problems

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Julie Miller will receive the set of cash flows below. What is the Present Value at a discount rate of 10%.

Mixed Flows Example

0 1 2 3 4 5

$600 $600 $400 $400 $100

PV0

10%

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1. Solve a “piece-at-a-time” by discounting each piece back to t=0.

2. Solve a “group-at-a-time” by first breaking problem into groups of annuity streams and any single cash flow groups. Then discount each group back to t=0.

How to Solve?

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“Piece-At-A-Time”

0 1 2 3 4 5

$600 $600 $400 $400 $100

10%

$545.45

$495.87

$300.53

$273.21

$ 62.09

$1677.15 = PV0 of the Mixed Flow

3-*

“Group-At-A-Time” (#1)

0 1 2 3 4 5

$600 $600 $400 $400 $100

10%

$1,041.60

$ 573.57

$ 62.10

$1,677.27 = PV0 of Mixed Flow [Using Tables]

$600(PVIFA10%,2) = $600(1.736) = $1,041.60

$400(PVIFA10%,2)(PVIF10%,2) = $400(1.736)(0.826) = $573.57

$100 (PVIF10%,5) = $100 (0.621) = $62.10

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“Group-At-A-Time” (#2)

0 1 2 3 4

$400 $400 $400 $400

PV0 equals

$1677.30.

0 1 2

$200 $200

0 1 2 3 4 5

$100

$1,268.00

$347.20

$62.10

Plus

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Use the highlighted key for starting the process of solving a mixed cash flow problem

Press the CF key and down arrow key through a few of the keys as you look at the definitions on the next slide

Solving the Mixed Flows Problem using CF Registry

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Defining the calculator variables:

For CF0: This is ALWAYS the cash flow occurring at time t=0 (usually 0 for these problems)

For Cnn:* This is the cash flow SIZE of the nth group of cash flows. Note that a “group” may only contain a single cash flow (e.g., $351.76).

For Fnn:* This is the cash flow FREQUENCY of the nth group of cash flows. Note that this is always a positive whole number (e.g., 1, 2, 20, etc.).

Solving the Mixed Flows Problem using CF Registry

* nn represents the nth cash flow or frequency. Thus, the first cash flow is C01, while the tenth cash flow is C10.

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Solving the Mixed Flows Problem using CF Registry

Steps in the Process

Step 1: Press CF key

Step 2: Press 2nd CLR Work keys

Step 3: For CF0 Press 0 Enter ↓ keys

Step 4: For C01 Press 600 Enter ↓ keys

Step 5: For F01 Press 2 Enter ↓ keys

Step 6: For C02 Press 400 Enter ↓ keys

Step 7: For F02 Press 2 Enter ↓ keys

3-*

Solving the Mixed Flows Problem using CF Registry

Steps in the Process

Step 8: For C03 Press 100 Enter ↓ keys

Step 9: For F03 Press 1 Enter ↓ keys

Step 10: Press ↓ ↓ keys

Step 11: Press NPV key

Step 12: For I=, Enter 10 Enter ↓ keys

Step 13: Press CPT key

Result: Present Value = $1,677.15

3-*

General Formula:

FVn = PV0(1 + [i/m])mn

n: Number of Years m: Compounding Periods per Year i: Annual Interest Rate FVn,m: FV at the end of Year n

PV0: PV of the Cash Flow today

Frequency of Compounding

3-*

Julie Miller has $1,000 to invest for 2 Years at an annual interest rate of 12%.

Annual FV2 = 1,000(1+ [.12/1])(1)(2) = 1,254.40

Semi FV2 = 1,000(1+ [.12/2])(2)(2) = 1,262.48

Impact of Frequency

3-*

Qrtly FV2 = 1,000(1+ [.12/4])(4)(2) = 1,266.77

Monthly FV2 = 1,000(1+ [.12/12])(12)(2) = 1,269.73

Daily FV2 = 1,000(1+[.12/365])(365)(2) = 1,271.20

Impact of Frequency

3-*

The result indicates that a $1,000 investment that earns a 12% annual rate compounded quarterly for 2 years will earn a future value of $1,266.77.

Solving the Frequency Problem (Quarterly)

I/Y

PMT

Inputs

Compute

2(4) 12/4 -1,000 0

1266.77

3-*

Solving the Frequency Problem (Quarterly Altern.)

Press:

2nd P/Y 4 ENTER

2nd QUIT

12 I/Y

-1000 PV

0 PMT

2 2nd xP/Y N

CPT FV

3-*

The result indicates that a $1,000 investment that earns a 12% annual rate compounded daily for 2 years will earn a future value of $1,271.20.

Solving the Frequency Problem (Daily)

I/Y

PMT

Inputs

Compute

2(365) 12/365 -1,000 0

1271.20

3-*

Solving the Frequency Problem (Daily Alternative)

Press:

2nd P/Y 365 ENTER

2nd QUIT

12 I/Y

-1000 PV

0 PMT

2 2nd xP/Y N

CPT FV

3-*

Effective Annual Interest Rate

The actual rate of interest earned (paid) after adjusting the nominal rate for factors such as the number of compounding periods per year.

(1 + [ i / m ] )m - 1

Effective Annual
Interest Rate

3-*

Basket Wonders (BW) has a $1,000 CD at the bank. The interest rate is 6% compounded quarterly for 1 year. What is the Effective Annual Interest Rate (EAR)?

EAR = ( 1 + 6% / 4 )4 - 1 = 1.0614 - 1 = .0614 or 6.14%!

BWs Effective
Annual Interest Rate

3-*

Converting to an EAR

Press:

2nd I Conv

6 ENTER

↓ ↓

4 ENTER

↑ CPT

2nd QUIT

3-*

1. Calculate the payment per period.

2. Determine the interest in Period t. (Loan Balance at t-1) x (i% / m)

3. Compute principal payment in Period t. (Payment - Interest from Step 2)

4. Determine ending balance in Period t. (Balance - principal payment from Step 3)

5. Start again at Step 2 and repeat.

Steps to Amortizing a Loan

3-*

Julie Miller is borrowing $10,000 at a compound annual interest rate of 12%. Amortize the loan if annual payments are made for 5 years.

Step 1: Payment

PV0 = R (PVIFA i%,n)

$10,000 = R (PVIFA 12%,5)

$10,000 = R (3.605)

R = $10,000 / 3.605 = $2,774

Amortizing a Loan Example

3-*

Amortizing a Loan Example

[Last Payment Slightly Higher Due to Rounding]

End of Year�

Payment�

Interest�

Principal�

Ending Balance�

�

0�

---�

$10,000�

�

1�

$2,774�

$1,200�

$1,574�

8,426�

�

2�

2,774�

1,011�

1,763�

6,663�

�

3�

2,774�

800�

1,974�

4,689�

�

4�

2,774�

563�

2,211�

2,478�

�

5�

2,775�

297�

2,478�

0�

�

$13,871�

$3,871�

$10,000�

�

3-*

The result indicates that a $10,000 loan that costs 12% annually for 5 years and will be completely paid off at that time will require $2,774.10 annual payments.

Solving for the Payment

I/Y

PMT

Inputs

Compute

5 12 10,000 0

-2774.10

3-*

Using the Amortization Functions of the Calculator

Press:

2nd Amort

1 ENTER

Results:

BAL = 8,425.90* ↓

PRN = -1,574.10* ↓

INT = -1,200.00* ↓

Year 1 information only

*Note: Compare to 3-82

3-*

Using the Amortization Functions of the Calculator

Press:

2nd Amort

2 ENTER

Results:

BAL = 6,662.91* ↓

PRN = -1,763.99* ↓

INT = -1,011.11* ↓

Year 2 information only

*Note: Compare to 3-82

3-*

Using the Amortization Functions of the Calculator

Press:

2nd Amort

1 ENTER

5 ENTER

Results:

BAL = 0.00 ↓

PRN =-10,000.00 ↓

INT = -3,870.49 ↓

Entire 5 Years of loan information

(see the total line of 3-82)

3-*

Usefulness of Amortization

2. Calculate Debt Outstanding -- The quantity of outstanding debt may be used in financing the day-to-day activities of the firm.

1. Determine Interest Expense -- Interest expenses may reduce taxable income of the firm.

5000

10000

15000

20000

1st Year

10th

Year

20th

Year

30th

Year

Future Value of a Single $1,000 Deposit

10% Simple

Interest

7% Compound

Interest

10% Compound

Interest

Period

1.060

1.070

1.080

1.124

1.145

1.166

1.191

1.225

1.260

1.262

1.311

1.360

1.338

1.403

1.469

Period

.943

.935

.926

.890

.873

.857

.840

.816

.794

.792

.763

.735

.747

.713

.681

Period

.943

.935

.926

.890

.873

.857

.840

.816

.794

.792

.763

.735

.747

.713

.681

Period

1.000

2.060

2.070

2.080

3.184

3.215

3.246

4.375

4.440

4.506

5.637

5.751

5.867

Period

0.943

0.935

0.926

1.833

1.808

1.783

2.673

2.624

2.577

3.465

3.387

3.312

4.212

4.100

3.993

End of

Year

Payment

Interest

Principal

Ending

Balance

---

$10,000

$2,774

$1,200

$1,574

8,426

2,774

1,011

1,763

6,663

2,774

800

1,974

4,689

2,774

563

2,211

2,478

2,775

297

2,478

$13,871

$3,871

$10,000