投资项目财务评价内部收益率的比较研究

投资项目财务评价是可行性研究报告的核心内容之一,而内部收益率是判断项目财务可行性和预期盈利能力的主要指标。从内部收益率的经济含义入手,分析了项目投资内部收益率、项目资本金内部收益率和投资各方内部收益率3类内部收益率的适用条件和数量关系,认为项目投资内部收益率是项目融资前决策的首选指标,且只需计算所得税前指标;资本金内部收益率是项目融资决策分析的主要指标,当项目投资内部收益率大于银行利率时,资本金内部收益率大于项目投资内部收益率;当各股东（投资方）同股非同权或存在股权之外的收益分配时,需要计算投资各方内部收益率。     

The Information Content of REIT Short Interest: Investment Focus and Heterogeneous Beliefs

This article examines real estate investment trusts (REITs) to determine the correspondence between short interest and subsequent prices. The theoretical basis for our tests comes from the overvaluation conditions created by a combination of costly short selling and heterogeneous beliefs. This article exploits the unique characteristics of REITS as they are similar with respect to high dividend payouts and differentiated by underlying real asset investments. An innovative aspect of the methodology involves partitioning firms based on investment focus as a proxy for transparency and as a determinant of heterogeneous beliefs regarding valuation. The findings (i) affirm the information content of REIT short interest and (ii) highlight the importance of investment focus in resolving the divergence in investor opinions of value. Overvaluation conditions exist among REITs with greater short interest and less transparency, whereas such valuation conditions do not appear among transparent REITs, regardless of the level of short selling.     

A Review of: “ECONOMIC ANALYSIS FOR HIGHWAYS” By Robley Winfrey International Textbook Company 1969 923pp. $17.50

Five of the seven factors in most common use for compound interest calculations involve a uniform series of payments (or receipts). These interest factors, for use when interest is compounded at discrete points in time, are commonly referred to as the uniform series present worth factor, the uniform series compound amount factor, the capital recovery factor, the sinking fund factor and the uniform series gradient conversion factor. The proper use of these five factors requires that the period of time between the compoundings of interest coincide with the period of time between the uniform payments. If the interest is compounded more frequently (assume by an integer number of times) than the payments, then the best way to apply the compound interest factors is to determine the effective interest rate between payments. If interest is compounded less frequently than the payments (assume there are an integer number of payment periods within each compounding period), the correct solution procedure is not well known. Three methods are discussed for solving problems when interest is compounded less frequently than payments are made. It is argued that the method proposed in this note is better than the other two methods in popular use from both a theoretical and practical standpoint.     

Owner-occupancy fraud and mortgage performance

We identify occupancy fraud—borrowers who misrepresent their occupancy status as owner-occupants rather than investors—in residential mortgage originations. Unlike previous work, we show that fraud was prevalent in originations not just during the housing bubble but also persists through more recent times. We also demonstrate that fraud is broad-based and appears in government-sponsored enterprise and bank portfolio loans, not just in private securitization; these fraudulent borrowers make up one third of the effective investor population. Occupancy frauds obtain credit at lower interest rates, suggesting a motivation for undertaking fraud. These fraudulent borrowers perform substantially worse than similar declared investors, defaulting at a 75% higher rate. We also provide evidence consistent with fraudulent borrowers’ defaults being more “strategic,” suggesting that this population poses a risk in the face of declining house prices.     

Capital Structure Decisions in Real Estate Investment

This study examines the financing decisions of real estate investors and the choice of capital structure when acquiring income-producing properties. Drawing from the literature in finance and real estate, we develop a capital structure model for real estate investment and derive six hypotheses regarding the relationship of the overall loan-to-value ratio chosen by an investor to selected characteristics of the investment. The hypotheses are then tested using financing data from a sample of apartment and commercial transactions over a fifteen-year period in a specific real estate market. The empirical findings strongly support the importance of depreciation deductions, financial distress costs, capital constraints, tax rates, and interest rates as determinants of the capital structure of real estate investors.     

Switching costs in local credit markets

Switching costs are a key determinant of market performance. This paper tests their existence in the corporate loan market in which they are likely to play a central role because of the complexity of contracts and the relevance of informational problems. Using very detailed data at bank-firm level on four Italian local credit markets we empirically show that firms tend to iterate their choice of the main bank over time. This inertia is not related to unobserved and time invariant firms' preferences across banks and can be attributed to the existence of switching costs. Moreover these costs are higher for single-bank firms. We also offer evidence that banks price discriminate between new and old borrowers by charging lower interest rates to the former in order to cover part of the switching costs. The discount amounts to about 44 basis points and is equal to 7% of the average interest rate. These results prove robust to a number of other potential identification drawbacks.     

Public Real Estate Limited Partnership Returns: A Preliminary Comparison with Other Investments

Real Estate Limited Partnership (RELP) securities have attracted substantial investor interest, but limited research study. This paper, utilizing a very recent database of actual RELP secondary market transactions, provides preliminary evidence regarding the relative performance of RELP securities, as well as the interrelationships between RELP returns and the returns of Treasury bills and bonds and common stock. Results suggest that RELP returns are negatively correlated with common stock returns, but are positively correlated with the rate of inflation. RELP returns do not consistently exceed the rate of inflation nor do they exceed common stock returns. RELP returns also failed to outperform a broadly-based income property index.     

A Comparison of the Reinvestment Risk of the Price Level Adjusted Mortgage and the Standard Fixed Payment Mortgage

The purpose of this paper is to increase the understanding of the risk of the indexed mortgage, commonly referred to as the price level adjusted mortgage (PLAM). This is accomplished by comparing, analytically, the reinvestment risk of the PLAM and the standard fixed-payment mortgage (FPM) under conditions of stochastic inflation and real interest rates. The conclusion is that the PLAM has less reinvestment risk. From the viewpoint of an investor concerned with periodically reinvesting payment streams, the PLAM is the superior mortgage.     

Mortgage Choice: What's the Point?

This article shows that, in the presence of transaction costs payable by borrowers on refinancing, it is possible to construct a separating equilibrium in which borrowers with differing mobility select fixed rate mortgages (FRMs) with different combinations of coupon rate and points. We also show that, in the absence of such costs, no such equilibrium is possible. This provides a possible explanation for the large menus of FRMs typically encountered by potential borrowers, and suggests that the menu available at the time of origination should be an important predictor of future prepayment. We numerically implement the model, developing the first contingent claims mortgage valuation algorithm that can quantify the effect of self-selection on real contracts in a realistic interest rate setting. The algorithm allows investors to account for self-selection when valuing mortgages and mortgage-backed securities. It also, for the first time, allows lenders to determine the optimal points/coupon rate schedule to offer to a specified set of potential borrowers, given the current level of interest rates.     

投资者关系管理的内涵、理论与实践——基于粤传媒的案例研究

研究表明,投资者关系管理的本质是自愿披露与市值管理,市场化是形成自愿披露的内在动力,信号显示和声誉机制是解决冲突的有效方法。在此基础上,以中小企业板上市公司＂粤传媒＂信息披露案例为背景,考察了投资者关系管理部门的设置方法,信息披露成本的变化,如何选择信息的披露内容、披露时点、披露程度和披露形式;总结了对财务信息、重大事项信息和高管勤勉尽职信息披露的经验。得到的启示是上市公司需要用＂心＂来真诚地对待投资者,才能得到投资者的认同;利用好网络平台,才能通过直接披露成本的有效投入来降低或规避间接成本的发生。这些结果为投资者关系管理的内涵、理论与实践的运作过程提供了参考。     

Temporary Buydowns and Affordability

This paper is directed to a neglected aspect of the problem of home ownership affordability: the impact on affordability of temporary buy downs. A temporary buydown is an option offered to home buyers to reduce the mortgage payment in the early years of the loan. The borrower allocates cash up front to an escrow account from which funds are withdrawn monthly to supplement the borrower's mortgage payment.
Temporary buydowns are underused partly because of the difficulty of determining whether, in any particular case, they will increase affordability. This paper develops a new instrument called the maximum affordable mortgage (MAX) which automatically allocates the buyer's available cash between buydown, down payment and other uses in a manner which maximizes affordability for the buyer, subject to whatever underwriting constraints the investor wishes to impose on payment graduation and/or the total size of the buydown.
The lender originating the MAX must be able to solve a complex algorithm at the point of sale, but the complexity is all behind the scenes. Using a computer, a loan officer can quickly find the cash allocation that maximizes affordability. The power of the MAX in increasing affordability may be enhanced if it is combined with a buyup wherein the lender trades off lower points against a higher rate.     

Immigration,Capital Flows and Housing Prices

Research on immigration and real estate has found that immigrants lower house prices in immigrant destination neighborhoods. In this article, we find that this latter result is not globally true. Rather, we show that immigrants can raise neighborhood house prices, at least in the case of the wealthy immigrants that we study. We exploit a surprise suspension and subsequent closure of a popular investor immigration program in Canada to use a difference‐in‐differences methodology comparing wealthy immigrant destination census tracts to nondestination tracts. We find that the unexpected suspension of the program had a negative impact on house prices of 1.7–2.6% in the neighborhoods and market segments most favored by the investor immigrants. This leads to an approximate lower bound on the effect of capital inflows of 5%.     

法的建立、法的实施与权益资本成本

本文以上市公司的权益资本成本为衡量指标,分别从法的建立和法的实施两个方面研究我国中小投资者法律保护的作用。研究结果发现,法的建立作用有限,中小投资者保护立法仅在某些特定阶段对权益资本成本产生影响;而法的实施作用明显,有关法律实施的典型事件和地区差异对权益资本成本具有显著的降低作用。     

通货膨胀对项目经济评价指标的影响

通货膨胀直接影响着物价总水平和存、贷款利率，势必对项目评价带来一定的影响。在通货膨胀的条件下以项目建议起点时的价格作为计算项目计算期各年的投入、产出和评价指标，并辅之以简单时价法和详细时价法，所得结果能与市场利率和一般贷款偿还期作比较。故是一种较好的办法。     

A Contingent Claims Analysis of Price Level-Adjusted Mortgages

This paper examines the performance of alternative mortgage instruments in an environment of stochastic price fluctuations. The two most widely discussed contracts that deal with inflation are the adjustable-rate mortgage (ARM) and the price level-adjusted mortgage (PLAM). The former compensates for inflation by paying the nominal interest rate, which contains a component reflecting the rate of inflation. Nonetheless, even without explicit nominal amortization, this results in real amortization and hence a tilting effect. In addition, the inflation component of the nominal interest rate is shown to reflect only anticipated and not actual inflation, and so the real value of an ARM fluctuates due to unanticipated inflation. A PLAM suffers from none of these defects. To the extent that one is interested in a mortgage whose properties reflect the underlying real environment, the price level-adjusted mortgage is the ideal instrument.     

Profitability of Office Rental Market in Seoul: An Application of Simultaneous Structural Equations

This article is concerned with the estimation of excess rates of return on the office rental market in Seoul using a simultaneous structural equation model. The office rental market in Seoul is spatially divided into CBD and non-CBD, and the model has three behavior equations of Chonsei price, monthly rent and key deposit, with two identity equations of conversion rate and excess rate of return. This article reveals that it would be rational for the owners to ask tenants for a higher deposit with a lower monthly rent under increasing interest rates because the interest rate has a positive effect on the Chonsei deposit and the key deposit, but a negative effect on the monthly rent. Although high nominal interest rate and low economic growth reduce the excess rate of return on both submarkets, the non-CBD office rental market would be more profitable than the CBD market despite lower levels of the monthly rent and key deposit.     

Ownership strategy of Japanese firms: transactional,institutional, and experience influences

We compare the effects of transactional, institutional, and experience influences on the ownership strategies of Japanese investors. Our theoretical development suggests that the equity position of a foreign investor should increase as the specificity of the assets transferred to the foreign affiliate increases, but a lower equity position should be assumed when the foreign investor requires complementary assets to establish a foreign entry. International experience and a strong institutional environment also should lead to increases in the equity position of the foreign investor. These relationships were tested with data on more than 1000 Japanese investments in nine countries of East and South‐East Asia. The results demonstrate that experience and institutional factors were the most important influences on the ownership position taken in the foreign investment, while transactional factors had a much less important and a more ambiguous role. Copyright © 1999 John Wiley & Sons, Ltd.     

企业内部控制研究述评：基于投资者保护的视角

投资者保护是我国资本市场繁荣的重要保障。投资者保护一方面作为企业内部控制的环境变量,会促进企业完善内部控制系统;另一方面投资者保护又是企业内部控制的结果变量,反映了企业内部控制运行效果。文章基于投资者保护的视角,从理论基础、内控质量评价、投资者保护以及内控质量与投资者保护的关系等四个方面综述了企业内部控制与投资者保护的国内外研究成果,分析了其研究不足,并从理论创新、投资者保护框架、公司价值与研究视角等进行了研究展望。     

A framework for big data analytics in commercial social networks: A case study on sentiment analysis and fake review detection for marketing decision-making

User-generated content about brands is an important source of big data that can be transformed into valuable information. A huge number of items are reviewed and rated by consumers on a daily basis, and managers have a keen interest in real-time monitoring of this information to improve decision-making. The main challenge is to mine reliable textual consumer opinions, and automatically use them to rate the best products or brands. We propose a framework to automatically analyse these reviews, transforming negative and positive user opinions in a quantitative score. Sentiment analysis was employed to analyse online reviews on Amazon. The Fake Review Detection Framework—FRDF— detects and removes fake reviews using Natural Language Processing technology. The FRDF was tested on reviews of products from high-tech industries. Brands were rated according to consumer sentiment. The findings demonstrate that brand managers and consumers would find this tool useful, in combination with the 5-Star score, for more comprehensive decision-making. For instance, the FRDF ranks the best products by price alongside their respective sentiment value and the 5-Star score.     

Optimal Mortgage Refinancing with Stochastic Interest Rates

The purpose of this paper is to develop a dynamic model of mortgage refinancing in a contingent claim framework that simultaneously solves for the borrower's optimal mortgage refinancing strategy, the value of the refinancing call option, the value of the mortgage liability to the borrower, and the market (lender) value of the fixed-rate contract. We also calculate the minimum differential between the contract rate on the existing mortgage and the current interest rate that is required to trigger an optimal mortgage refinancing.