Real Options: Meeting the Georgetown Challange

In response to the demand for a single, generally accepted real options methodology, this article proposes a four‐step process leading to a practical solution to most applications of real option analysis. The first step is familiar: calculate the standard net present value of the project assuming no managerial flexibility, which results in a value estimate (and a “branch” of a decision tree) for each year of the project's life. The second step estimates the volatility of the value of the project and produces a value tree designed to capture the main sources of uncertainty. Note that the authors focus on the uncertainty about overall project value, which is driven by uncertainty in revenue growth, operating margins, operating leverage, input costs, and technology. The key point here is that, in contrast to many real options approaches, none of these variables taken alone is assumed to be a reliable surrogate for the uncertainty of the project itself. For example, in assessing the option value of a proven oil reserve, the relevant measure of volatility is the volatility not of oil prices, but of the value of the operating entity—that is, the project value without leverage. The third step attempts to capture managerial flexibility using a decision “tree” that illustrates the decisions to be made, their possible outcomes, and their corresponding probabilities. The article illustrate various kinds of applications, including a phased investment in a chemical plant (which is treated as a compound option) and an investment in a peak‐load power plant (a switching option with changing variance, which precludes the use of constant risk‐neutral probabilities as in standard decision tree analysis). The fourth and final step uses a “no‐arbitrage” approach to form a replicating portfolio with the same payouts as the real option. For most corporate investment projects, it is impossible to locate a “twin security” that trades in the market. In the absence of such a security, the conventional NPV of a project (again, without flexibility) is the best candidate for a perfectly correlated underlying asset because it represents management's best estimate of value based on the expected cash flows of the project.