第二十一章 租赁

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1. Chapter Outline21.1 Types of Leases 21.2 Accounting and Leasing 21.3 Taxes, the IRS, and Leases 21.4 The Cash Flows of Leasing 21.5 A Detour on Discounting and Debt Capacity with Corporate Taxes 21.6 NPV Analysis of the Lease-versus-Buy Decision 21.7 Debt Displacement and Lease Valuation 21.8 Does Leasing Ever Pay: The Base Case 21.9 Reasons for Leasing 21.10 Some Unanswered Questions
2. 21.1 Types of LeasesThe Basics A lease is a contractual agreement between a lessee and lessor. The lessor owns the asset and for a fee allows the lessee to use the asset.
3. Operating LeasesUsually not fully amortized. Usually require the lessor to maintain and insure the asset. Lessee enjoys a cancellation option.
4. Financial LeasesThe exact opposite of an operating lease. Do not provide for maintenance or service by the lessor. Financial leases are fully amortized. The lessee usually has a right to renew the lease at expiry. Generally, financial leases cannot be cancelled.
5. Sale and Lease-BackA particular type of financial lease. Occurs when a company sells an asset it already owns to another firm and immediately leases it from them. Two sets of cash flows occur: The lessee receives cash today from the sale. The lessee agrees to make periodic lease payments, thereby retaining the use of the asset.
6. Leveraged LeasesA leveraged lease is another type of financial lease. A three-sided arrangement between the lessee, the lessor, and lenders. The lessor owns the asset and for a fee allows the lessee to use the asset. The lessor borrows to partially finance the asset. The lenders typically use a nonrecourse loan. This means that the lessor is not obligated to the lender in case of a default by the lessee.
7. 21.2 Accounting and LeasingIn the old days, leases led to off-balance-sheet financing. Today, leases are either classified as capital leases or operating leases. Operating leases do not appear on the balance sheet. Capital leases appear on the balance sheet—the present value of the lease payments appears on both sides.
8. Accounting and LeasingBalance Sheet Truck is purchased with debt Truck $100,000 Debt $100,000 Land $100,000 Equity $100,000 Total Assets $200,000 Total Debt & Equity $200,000 Operating Lease Truck Debt Land $100,000 Equity $100,000 Total Assets $100,000 Total Debt & Equity $100,000 Capital Lease Assets leased $100,000 Obligations under capital lease $100,000 Land $100,000 Equity $100,000 Total Assets $200,000 Total Debt & Equity $200,000
9. Capital LeaseA lease must be capitalized if any one of the following is met: The present value of the lease payments is at least 90 percent of the fair market value of the asset at the start of the lease. The lease transfers ownership of the property to the lessee by the end of the term of the lease. The lease term is 75 percent or more of the estimated economic life of the asset. The lessee can buy the asset at a bargain price at expiry.
10. 21.3 Taxes, the IRS, and LeasesThe principal benefit of long-term leasing is tax reduction. Leasing allows the transfer of tax benefits from those who need equipment but cannot take full advantage of the tax benefits of ownership to a party who can. Naturally, the IRS seeks to limit this, especially if the lease appears to be set up solely to avoid taxes.
11. 21.3 Taxes, the IRS, and LeasesThe lessee can deduct lease payments if the lease is qualified by the IRS. The term must be less than 30 years. There can be no bargain purchase option. The lease should not have a schedule of payments that is very high at the start of the lease and low thereafter. The lease payments must provide the lessor with a fair market rate of return. The lease should not limit the lessee’s right to issue debt or pay dividends. Renewal options must be reasonable and reflect fair market value of the asset.
12. 21.4 The Cash Flows of LeasingConsider a firm, ClumZee Movers, that wishes to acquire a delivery truck. The truck is expected to reduce costs by $4,500 per year. The truck costs $25,000 and has a useful life of 5 years. If the firm buys the truck, they will depreciate it straight-line to zero. They can lease it for 5 years from Tiger Leasing with an annual lease payment of $6,250.
13. 21.4 The Cash Flows of LeasingCash Flows: Buy Year 0 Years 1-5 Cost of truck –$25,000 After-tax savings 4,500×(1-.34) = $2,970 Depreciation Tax Shield 5,000×(.34) = $1,700 –$25,000 $4,670Cash Flows: Lease Year 0 Years 1-5 Lease Payments –6,250×(1-.34) = –$4,125 After-tax savings 4,500×(1-.34) = $2,970 –$1,155Cash Flows: Leasing Instead of Buying Year 0 Years 1-5 $25,000 –$1,155 – $4,670 = –$5,825
14. 21.4 The Cash Flows of LeasingCash Flows: Leasing Instead of Buying Year 0 Years 1-5 $25,000 –$1,155 – $4,670 = –$5,825 Cash Flows: Buying Instead of Leasing Year 0 Years 1-5 –$25,000 $4,670 –$1,155 = $5,825 However we wish to conceptualize this, we need to have an interest rate at which to discount the future cash flows. That rate is the after-tax rate on the firm’s secured debt.
15. 21.5 A Detour on Discounting and Debt Capacity with Corporate TaxesPresent Value of Riskless Cash Flows In a world with corporate taxes, firms should discount riskless cash flows at the after-tax riskless rate of interest. Optimal Debt Level and Riskless Cash Flows In a world with corporate taxes, one determines the increase in the firm’s optimal debt level by discounting a future guaranteed after-tax inflow at the after-tax riskless interest rate.
16. 21.6 NPV Analysis of the Lease-vs.-Buy DecisionA lease payment is like the debt service on a secured bond issued by the lessee. In the real world, many companies discount both the depreciation tax shields and the lease payments at the after-tax interest rate on secured debt issued by the lessee.
17. NPV Analysis of the Lease-vs.-Buy DecisionNPV Buying Instead of Leasing Year 0 Years 1-5 -$25,000 $4,670 – $1,155 = $5,825There is a simple method for evaluating leases: discount all cash flows at the after-tax interest rate on secured debt issued by the lessee. Suppose that rate is 5 percent. NPV Leasing Instead of Buying Year 0 Years 1-5 $25,000 –$1,155 – $4,670 = -$5,825
18. 21.7 Debt Displacement and Lease ValuationConsidering the issues of debt displacement allows for a more intuitive understanding of the lease versus buy decision. Leases displace debt—this is a hidden cost of leasing. If a firm leases, it will not use as much regular debt as it would otherwise. The interest tax shield will be lost.
19. 21.7 Debt Displacement and Lease ValuationThe debt displaced by leasing results in forgone interest tax shields on the debt that ClumZee movers didn’t go into when they leased instead of bought the truck. Suppose ClumZee agrees to a lease payment of $6,250 before tax. This payment would support a loan of $25,219.20 (see the next slide) In exchange for this, they get the use of a truck worth $25,000. Clearly the NPV is a negative $219.20, which agrees with our earlier calculations.
20. 21.7 Debt Displacement and Lease ValuationSuppose ClumZee agrees to a lease payment of $6,250 before tax. This payment would support a loan of $25,219.20 After-Tax Lease Payments –6,250×(1-.34) = –$4,125 Forgone Depreciation Tax Shield – 5,000×(.34) = –$1,700-$5,825 Calculate the increase in debt capacity by discounting the difference between the cash flows of the purchase and the cash flows of the lease by the after-tax interest rate.
21. 21.8 Does Leasing Ever Pay: The Base CaseIn the above example, ClumZee Movers chose to buy, because the NPV of leasing was a negative $219.20 Note that this is the opposite of the NPV that Tiger Leasing would have: Cash Flows: Tiger Leasing Year 0 Years 1-5 Cost of truck –$25,000 Depreciation Tax Shield 5,000×(.34) = $1,700 Lease Payments 6,250×(1-.34) = $4,125 –$25,000 $5,825
22. 21.9 Reasons for LeasingGood Reasons Taxes may be reduced by leasing. The lease contract may reduce certain types of uncertainty. Transactions costs can be higher for buying an asset and financing it with debt or equity than for leasing the asset. Bad Reasons Accounting
23. A Tax ArbitrageSuppose ClumZee movers is actually in the 25% tax bracket and Tiger Leasing is in the 34% tax bracket. If Tiger reduces the lease payment to $6,200, can both firms have a positive NPV? Cash Flows: Tiger Leasing Year 0 Years 1-5 Cost of truck –$25,000 Depreciation Tax Shield 5,000×(.34) = $1,700 Lease Payments 6,200×(1 –.34) = $4,092 –$25,000 $5,792 NPV = 76.33 Cash Flows ClumZee Movers: Leasing Instead of Buying Year 0 Years 1-5 Cost of truck we didn’t buy $25,000 Lost Depreciation Tax Shield 5,000×(.25) = –$1,250 After-Tax Lease Payments 6,200×(1 –.25) = –$4,650 $25,000 –$5,900 NPV = -$543.91
24. Reservations and NegotiationsWhat is the smallest lease payment that Tiger Leasing will accept? Set their NPV to zero and solve for $Lmin: Cash Flows: Tiger Leasing Year 0 Years 1-5 Cost of truck -$25,000 Depreciation Tax Shield 5,000×(.34) = $1,700 Lease Payments $Lmin ×(1 –.34) = $Lmin × .66 -$25,000 $1,700 + $Lmin × .66
25. Reservations and NegotiationsWhat is the highest lease payment that ClumZee Movers can pay? Set their NPV to zero and solve for $Lmax: Cash Flows ClumZee Movers: Leasing Instead of Buying Year 0 Years 1-5 Cost of truck we didn’t buy $25,000 Lost Depreciation Tax Shield 5,000×(.25) = – $1,250 After-Tax Lease Payments – $Lmax×( 1 –.25) = .75× Lmax $25,000 – 1,250 – .75× LmaxNo lease is possible: Lmin > Lmax
26. 21.10 Some Unanswered QuestionsAre the Uses of Leases and of Debt Complementary? Why are Leases offered by Both Manufacturers and Third Party Lessors? Why are Some Assets Leased More than Others?
27. 21.11 Summary and ConclusionsThere are three ways to value a lease. Use the real-world convention of discounting the incremental after-tax cash flows at the lessors after-tax rate on secured debt. Calculate the increase in debt capacity by discounting the difference between the cash flows of the purchase and the cash flows of the lease by the after-tax interest rate. The increase in debt capacity from a purchase is compared to the extra outflow at year 0 from a purchase. Use APV (presented in the appendix to this chapter). They all yield the same answer. The easiest way is the least intuitive.
28. Appendix 21A: APV Approach to LeasingAPV = All-Equity Value + Financing NPVCalculations shown on the following slides will show that for the latest Clumzee Movers example (tax rate is 25%) APV = $591.38 – $1,135.30 APV = –$543.91 Which is the same value as the easier NPV analysis.
29. Appendix 21A: APV Approach to LeasingAPV = All-Equity Value + Financing NPV To find the all-equity value, discount the cash flows at the pre-tax interest rate. The after tax rate was 5% which implies a pretax rate of 6.66% = 5%/(1-.25).Cash Flows ClumZee Movers: Leasing Instead of Buying Year 0 Years 1-5 Cost of truck we didn’t buy $25,000 Lost Depreciation Tax Shield 5,000×(.25) = –$1,250 After-Tax Lease Payments 6,200×(1 –.25) = –$4,650 $25,000 –$5,900
30. Appendix 21A: APV Approach to LeasingAPV = All-Equity Value + Financing NPV The NPV of the financing is the forgone interest tax shields on the debt that ClumZee movers didn’t go into when they leased instead of bought the truck. ClumZee agreed to a lease payment of $5,900. This payment would support a loan of $25,543.91
31. Appendix 21A: APV Approach to LeasingThe lost interest tax shield associated with this additional debt capacity of $25,543.91 has a present value of $1,135.30
32. 21.7 Debt Displacement and Lease ValuationThe lost interest tax shield associated with this additional debt capacity of $25,219.20 has a present value of $
33. Appendix 21A: APV Approach to LeasingAPV = All-Equity Value + Financing NPVCalculations shown on the following slides will show that for the latest Clumzee Movers example (where the tax rate is 25%) APV = $591.38 – $1,135.30 APV = –$543.91 Which is the same value as the easier NPV analysis.
34. Appendix 21A: APV Approach to LeasingAPV = All-Equity Value + Financing NPV To find the all-equity value, discount the cash flows at the pre-tax interest rate. The after tax rate was 5% which implies a pretax rate of 6.66% = 5%/(1-.25).Cash Flows ClumZee Movers: Leasing Instead of Buying Year 0 Years 1-5 Cost of truck we didn’t buy $25,000 Lost Depreciation Tax Shield 5,000×(.25) = –$1,250 After-Tax Lease Payments 6,200×(1 –.25) = –$4,650 $25,000 –$5,900
35. Appendix 21A: APV Approach to LeasingAPV = All-Equity Value + Financing NPV The NPV of the financing is the forgone interest tax shields on the debt that ClumZee movers didn’t go into when they leased instead of bought the truck. ClumZee agreed to a lease payment of $5,900. This payment would support a loan of $25,543.91
36. Appendix 21A: APV Approach to LeasingThe lost interest tax shield associated with this additional debt capacity of $25,543.91 has a present value of $1,135.30