# Formula question

#### Deuce Bucksman

##### Board Regular
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>

### Excel Facts

Excel Joke
Why can't spreadsheets drive cars? They crash too often!

#### Deuce Bucksman

##### Board Regular
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
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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