Beruflich Dokumente
Kultur Dokumente
Page 1 of 24
Power On ............................................................................................................................ 3
Basic Features ..................................................................................................................... 3
Dual Key Functions .............................................................................................................. 3
Annunciators ....................................................................................................................... 3
Simple Arithmetic Calculations............................................................................................. 4
Decimal Place Setting .......................................................................................................... 4
Input Key............................................................................................................................. 4
Recall Function and Storage Registers.................................................................................. 4
Keystrokes at a Glance......................................................................................................... 5
Basic Functions at a Glance ................................................................................................. 7
Clearing the Calculator................................................................................................................ 7
Changing the Decimal Place Display............................................................................................ 7
Switching Between Begin/End Mode........................................................................................... 7
Switching Between Periods and Commas.................................................................................... 7
Setting the Number of Compounding/Discounting Periods .......................................................... 7
Checking the Number of Compounding/Discounting Periods or Payments Set ............................. 7
Activity 1-1: Financial Calculator Guide Pre-Course Assignment.................................................. 8
ADVANCED CALCULATIONS................................................................ 9
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 2 of 24
CCIM Institute; 430 N. Michigan Ave., Suite 800, Chicago, IL 60611-4092; 312-321-4460; www.ccim.com
INTRODUCTION
his calculator guide is divided into two sections: General Calculator Functions and Advanced Calculations. The first
section is designed to introduce you to the basic functions of the HP-10BII financial calculator. It presumes no prior
knowledge or experience in using the calculator. It illustrates how to set the calculator properly, the first step when
beginning any financial calculation.
The second section, Advanced Calculations, provides the keystrokes for a variety of calculations used in the Financial
Analysis course. They include:
Cash flow analysis examples (in Module 6: Investment Value and Investment Performance)
The calculations in this section are designed to illustrate the keystrokes used to solve the problems, not to teach the actual
financial concept.
The scope of this guide is limited to those calculator functions used in this course. For more detailed explanations or
descriptions, refer to the calculators Users Guide.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 3 of 24
Becoming familiar with the calculators basic operations is essential to being at ease with its functionality.
Power On
(the key is located at the lower left of the calculator keyboard). The calculator turns
To turn on the calculator, press
itself off about 10 minutes after you stop using it. Because the calculator has continuous memory, stored information is
not lost when it shuts off.
Basic Features
Some basic calculator features will help you with future calculations. These features include:
Annunciators
Display format
Storage registers
Status
The shift function has been activated by pressing
PEND
BEGIN
Refer to the calculator Users Guide for a complete list and description of all annunciators.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 4 of 24
CCIM Institute; 430 N. Michigan Ave., Suite 800, Chicago, IL 60611-4092; 312-321-4460; www.ccim.com
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 5 of 24
Keystrokes at a Glance
Below are the keystrokes used to perform the basic functions covered in this guide. Refer to your users guide for
information regarding the keys and keystrokes not in this list.
Keystroke(s)
Function
Turns the calculator on.
Clears the entire display and cancels the calculation.
Accesses the function printed in color on each key. All shift functions will be shown as
function. The annunciator SHIFT displays when the
key is pressed.
Turns the calculator off.
Sets the number of decimal points displayed.
Clears all memory but does not reset the financial modes of P/YR, begin/end, and decimal place
settings. This function also displays the number of compounding/discounting periods set. Keep the
key pressed to display the number of periods set.
Toggles between the begin and end mode. The BEGIN annunciator displays when the calculator is
in the begin mode.
Toggles the numeric value entered between positive and negative.
Sets a pending addition calculation and displays the PEND annunciator.
Completes a pending calculation.
Sets a pending subtraction calculation and displays the PEND annunciator.
Sets a pending multiplication calculation and displays the PEND annunciator.
Sets a pending division calculation and displays the PEND annunciator.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 6 of 24
Keystroke(s)
Function
Divides the last number entered by 100; it is preceded by an addition, subtraction, or
multiplication sign, then it adds, subtracts, or multiplies a percent.
Used to separate two numbers when using two-number functions. The INPUT annunciator
key is pressed.
displays when the
Calculates the percentage change between two numbers.
Retrieves data already entered in a financial register.
Copies the displayed number to a designated register.
Clears the last digit in the display (if the cursor appears after the number). This key clears the
entire display if it is pressed when no cursor appears in the display.
Enters number of payments.
Multiplies the last number entered by the preset number of periods per year.
Enters or calculates interest per year.
Enters or calculates present value.
Enters or calculates payment.
Enters number of payments per year mode.
Enters or calculates future value.
Initiates amortization function.
Displays cash flow specified by the register number entered after the
key.
Replaces or stores the amount in the cash flow specified by the register number entered after the
key.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 7 of 24
Press
to clear the last digit in the display (if the cursor appears after the number). This key clears the entire
display if it is pressed when no cursor appears in the display.
2.
Press
to clear the entire number being entered. If a number already has been entered, this key clears the
display and cancels the current calculation.
3.
Press
4.
To clear all memory and reset modes, press and hold down
memory is cleared. The All Clear message displays.
to clear all memory. This key does not reset fixed modes (P/YR, begin/end, or decimal settings).
. When you release all three, all
Press
Press
Note: When the calculator is set to the begin mode, BEGIN appears in the display. When set to the end mode, the display
is clear.
Switching Between Periods and Commas
Press
to toggle between using a period or comma as the decimal point and digit separator.
Keystrokes
Display
Annual
1.00
Quarterly
4.00
Monthly
12
12.00
Press
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 8 of 24
Complete the following activity. Check your answers with those found in the answer section at the end of
this guide.
Perform the calculator functions described in the Function column (in order). In the Keystrokes column, write the keys you
need to press to perform each of the corresponding functions. In the Display column, write what you see in the calculator
display window.
Function
Keystrokes
Display
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 9 of 24
ADVANCED CALCULATIONS
The following examples and practice calculations will help familiarize you with the calculations used in the Financial
Analysis course. They include:
Cash flow analysis examples (in Module 6: Investment Value and Investment Performance)
These calculations are designed to illustrate the keystrokes used to solve the problem, not the actual financial concept.
Keystrokes
Solve for
Note:
=0
Note:
=0
Note:
=0
Note:
=0
Note:
=0
Note:
=0
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 10 of 24
Calculate what $100 will be worth in 10 years if invested at 9 percent interest compounded annually.
Step
Keystrokes
Display
1.
2.
3.
4.
5.
6.
1.00
0.00
100
-100.00
10
10.00
9.00
236.74
If this problem were changed to a 9 percent annual rate with monthly compounding, the following keystrokes would be
used. Note: Do not clear the calculator; simply continue with these keystrokes.
Step
1.
2.
3.
Keystrokes
Display
12
12.00
10
120.00
245.14
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 11 of 24
Calculate the future value of $100 invested each year for five years at 11.5 percent interest compounded annually.
Step
Keystrokes
1
1.
2.
3.
4.
5.
6.
Display
1.00
0.00
100
-100.00
5.00
11.5
11.50
629.00
If this problem involved quarterly compounding payments with $25 payments ($100/4) for five years, the following
keystrokes would be used. Note: Do not clear the calculator; simply continue with these keystrokes.
Step
1.
2.
3.
4.
Keystrokes
Display
4.00
20.00
25
-25.00
663.28
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 12 of 24
How much must be invested each year to accumulate $10,000 at the end of six years if the annual payments earn 7.75
percent compounded annually?
Step
Keystrokes
Display
1.
2.
3.
4.
5.
6.
1.00
0.00
6.00
7.75
7.75
10,000
10,000.00
-1,371.77
If this problem involved annual payments that were to be made at the beginning of the year rather than at the end, what
would the payments be? Note: Do not clear the calculator, simply continue with these keystrokes.
Step
Keystrokes
1.
2.
3.
4.
Display
-1,371.77
BEGIN
-1,273.11
BEGIN
-1,273.11
-1,371.77
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 13 of 24
What is the present value of $50,000 to be received at the end of 13 years if discounted at 9.5 percent?
Step
Keystrokes
Display
1.
2.
3.
4.
5.
6.
1.00
0.00
13
13.00
9.5
9.50
50,000
50,000.00
-15,366.91
Note: The present value is a negative number because it represents the amount that must be invested at 9.5 percent to
grow to $50,000 over a period of 13 years.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 14 of 24
What is the present value of $2,000 to be received at the end of each year for three years when discounted at 10 percent?
Step
Keystrokes
Display
1.
2.
3.
4.
5.
6.
1.00
0.00
3.00
10
10.00
2,000
2,000.00
-4,973.70
If this problem involved monthly payments of $166.67 ($2,000 12) received at the beginning of each month for three
years, discounted at 10 percent, compounded monthly, what is the present value?
Step
Keystrokes
1.
2.
3.
4.
5.
6.
Display
12
12.00
36.00
166.67
166.67
166.67
BEGIN
-5,208.35
BEGIN
-5,208.35
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 15 of 24
Calculate the monthly payments required to repay a loan of $50,000 in 15 years if the annual interest rate is 12.5 percent
compounded monthly.
Step
Keystrokes
1.
2.
3.
4.
5.
6.
12
Display
12.00
0.00
50,000
12.5
15
50,000.00
12.50
180.00
-616.26
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 16 of 24
Accumulated interest
This function assumes you have already solved for a payment amount or have entered the appropriate amortization values
in I/YR, PV, PMT, and P/YR.
Step
Display
1.
Press
2.
Press
3.
Press
4.
Press
5.
Press
6.
Repeat steps 2 to 4.
7.
PEr followed by the starting and ending payments that will be amortized
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 17 of 24
Calculate the amount of principal and interest paid and the remaining loan balance at the end of the first two years on a
20-year loan of $100,000 with annual interest of 10 percent repaid monthly.
Step
Keystrokes
12
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
Display
12.00
0.00
100,000
-100,000.00
10
10.00
20
240.00
965.02
PEr 1-12
PRIN
1,654.72
INT
9,925.52
BAL
-98,345.28
PEr 13-24
PRIN
1,827.99
INT
9,752.25
BAL
-96,517.29
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 18 of 24
A mortgage loan for $100,000 at 10.5 percent annual interest has monthly payments based on an amortization schedule
over 25 years. If the full balance of the loan is due in 12 years, what is the balloon payment?
Step
Keystrokes
Display
12
1.
2.
3.
4.
5.
6.
7.
Re-enter the number of years through the length of the balloon payment.
8.
12.00
0.00
10.5
10.50
25
100,000
300.00
100,000.00
-944.18
12
144.00
-80,185.15
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 19 of 24
Cash flows to be entered must occur at regular intervals at the end of time periods
2.
3.
4.
5.
If the next cash flow is different than the previous cash flow, enter the amount
of the next cash flow (CF 2) and go directly to Step 7.
If it is the same cash flow amount as in Step 4, skip this step and go directly to
Step 6.
6.
Enter the number of times the cash flow amount in Step 4 occurs consecutively.
Keystrokes
XX*
XX
XX
XX
XX
Repeat steps 4 to 6 for each cash flow until all have been entered.
* XX represents numeric values.
7.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 20 of 24
These sample problems will solve for the net present value (NPV) and internal rate of return (IRR), respectively, using a
series of cash flows. The concepts of NPV and IRR will be explained thoroughly in the course. For now, focus on how the
cash flows are entered.
Sample Problem 9: Calculating NPV
Calculate the NPV for the following cash flows. Use a 10 percent yield.
Cash flows:
Year
Amount
0
1
2
3
4
5
(80,000)
5,000
(4,500)
5,500
4,000
125,000
Step
Keystrokes
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Calculate NPV.
Display
1.00
0.00
80,000
5,000
4,500
5,500
4,000
125,000
10
CF 0
-80,000.00
CF 1
5,000.00
CF 2
-4,500.00
CF 3
5,500.00
CF 4
4,000.00
CF 5
125,000.00
10.00
5,305.90
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 21 of 24
Calculate the IRR for an investment with the following cash flows:
Year
0
1
2
3
4
5
6
7
8
9
10
11
Amount
(150,000)
5,000
5,000
5,000
10,000
10,000
10,000
10,000
15,000
15,000
15,000
250,000
Step
Keystrokes
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Calculate IRR.
Display
1.00
0.00
150,000
5,000
3
10,000
4
15,000
3
250,000
CF 0
-150,000.00
CF 1
5,000.00
n1
3.00
CF 2
10,000.00
n2
4.00
CF 3
15,000.00
n3
3.00
CF 4
250,000.00
9.42
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 22 of 24
through
through
through 14
to start over.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
ANSWER SECTION
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.
Page 23 of 24
Page 24 of 24
Function
Keystrokes
Display
INPUT
0.00
0.0000
0.00
12
12
4.00
4 P_Yr
12.00
12P_Yr
6.00
This is the total number
of periods the
investment is
compounded/
discounted.
72.00
This is the total
number of periods
the investment is
compounded/
discounted.
Reprinted from CI 101, Financial Analysis for Commercial Investment Real Estate, Version 01/04.
Copyright 2004 by the CCIM Institute. All rights reserved.