Formula question

Deuce Bucksman

Board Regular
Joined
Jan 17, 2011
Messages
102
Okay, this is a brain damaging question (but I’ve wracked my brain on this and am hoping someone out there might have some insight).
I backed into a loan balance using a debt coverage ratio of 1.3 and NOI of $1,300,000 to arrive to an annual debt service payment of $1,000,000 ($83,333 per month). But if I use the payment function with the same inputs, the monthly debt service amount is $82,523. Is there any reason that these two don’t tie out? Anyone know the intricacies of these two functions? I really appreciate your help! Table below:
<TABLE style="WIDTH: 352pt; BORDER-COLLAPSE: collapse" border=0 cellSpacing=0 cellPadding=0 width=469><COLGROUP><COL style="WIDTH: 113pt; mso-width-source: userset; mso-width-alt: 5522" width=151><COL style="WIDTH: 9pt; mso-width-source: userset; mso-width-alt: 438" width=12><COL style="WIDTH: 66pt; mso-width-source: userset; mso-width-alt: 3218" width=88><COL style="WIDTH: 9pt; mso-width-source: userset; mso-width-alt: 438" width=12><COL style="WIDTH: 89pt; mso-width-source: userset; mso-width-alt: 4315" width=118><COL style="WIDTH: 66pt; mso-width-source: userset; mso-width-alt: 3218" width=88><TBODY><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; WIDTH: 113pt; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl75 height=20 width=151 colSpan=3>PRESENT VALUE FUNCTION</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; WIDTH: 9pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" width=12></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; WIDTH: 155pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl75 width=206 colSpan=2>PAYMENT FUNCTION</TD></TR><TR style="HEIGHT: 3pt; mso-height-source: userset" height=4><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 3pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=4></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl66></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20>NOI (Before T & I)</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl69> $ 2,000,000 </TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8">Principal Balance</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl65> $ 15,372,451 </TD></TR><TR style="HEIGHT: 15.75pt" height=21><TD style="BORDER-BOTTOM: windowtext 2pt double; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15.75pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl67 height=21> Less: T & I</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: windowtext 2pt double; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl68> (700,000)</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8">Interest Rate</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl73 align=right>5.00%</TD></TR><TR style="HEIGHT: 15.75pt" height=21><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15.75pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl70 height=21>Operating Income</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl70></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl71> $ 1,300,000 </TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8">Term</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" align=right>360</TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl72 height=20>Debt Coverage Ratio</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" align=right>1.3</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20>Annual supportable DS</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl69> $ 1,000,000 </TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl74></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20>Interest Rate</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl73 align=right>5.00%</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20>Amortization (years)</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" align=right>30</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20>Max loan amount</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl65> $ 15,372,451 </TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" height=20></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8"></TD></TR><TR style="HEIGHT: 15pt" height=20><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; HEIGHT: 15pt; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl70 height=20>Monthly Payment</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl70></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl76> $ 83,333.33 </TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl70></TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl70>Monthly Payment</TD><TD style="BORDER-BOTTOM: #ece9d8; BORDER-LEFT: #ece9d8; BACKGROUND-COLOR: transparent; BORDER-TOP: #ece9d8; BORDER-RIGHT: #ece9d8" class=xl77 align=right>$82,523 </TD></TR></TBODY></TABLE>
 

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Deuce Bucksman

Board Regular
Joined
Jan 17, 2011
Messages
102
Sorry, if it helps the first function is the present value function (PV), and the second function is the Payment function (PMT).
 

Deuce Bucksman

Board Regular
Joined
Jan 17, 2011
Messages
102
I figured it out. I'm a little embarrassed, but it ended up being a timing issue. Present value was calculated annually, while the payment function used the inputs as monthly. This resulted in more accrued interest in the annual calculation. Bottom line, this was a user error and these calcs should produce the same result.
 

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