Washington Prime Group Inc. WPG NYSE

NYSE • Real Estate • REIT - Retail • US • USD

The estimated intrinsic value of Washington Prime Group Inc. (WPG) using a Price-to-Funds From Operations (P/FFO) model is $50.75 (based on the recommended Operating Cash Flow method), compared to the current stock price of $0.83. This suggests the stock may be undervalued by 5,997.6% relative to its intrinsic value.

For Real Estate Investment Trusts (REITs), standard DCF models can be misleading because depreciation — a large non-cash charge — distorts net income. Instead, SharesGrow uses a Price-to-FFO (Funds From Operations) model: Intrinsic Value = FFO Per Share × 17 (sector-average P/FFO multiple). FFO adds back depreciation to net income, providing a more accurate picture of a REIT's recurring cash-generating ability — the industry-standard metric for REIT valuation.

The valuation uses a CAPM-derived discount rate of 7.26% (CAPM-derived from beta of 1.46). For comparison, the standard 20-year DCF model produces: Operating Cash Flow (OCF): $50.75.

DCF-20 Year

WPG

Intrinsic Value Calculator — Washington Prime Group Inc.

USD 0.83 ▲ 0.00%

Recommended: Revenue, Net Income, and Operating Cash Flow are all positive and consistent. Recommend to Use: Discounted Operating Cash Flow.

Operating Cash Flow (M) TTM

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Total Debt (M) Deduct from IV

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Cash & Investments (M) Add to IV

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Discount Rate (%)

r = RFR + β × MRP = 2.43% + 1.45852 × 3.31% = 7.26%

RFR 2.43% Risk-Free Rate (government bond yield) · US market

MRP 3.31% Market Risk Premium (expected excess return over RFR)

β 1.45852 Beta: stock volatility relative to market (5-year monthly regression vs S&P 500)

Shares Outstanding (M)

Growth Rate

Year 1–5 (%)

Year 6–10 (%)

Year 11–20 (%)

Undervalued Overvalued

Intrinsic value
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Intrinsic Price

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Stock Price

USD 0.83

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20-Year DCF Breakdown

Year	Projected CF (M)	Discount Factor	Present Value (M)

Discounted Cash Flow over 20 years using Operating Cash Flow as the base metric, projected across three growth phases and discounted to present value.

High Growth Phase — Years 1–5

The company is assumed to be in its strongest growth period. Cash flows are projected at the highest rate g₁, reflecting rapid expansion, market share gains, or strong earnings momentum over the next 5 years.

Transition Phase — Years 6–10

Growth begins to moderate as the business matures and competition intensifies. Cash flows in years 6–10 are projected at a lower rate g₂, bridging the gap between early explosive growth and long-term stability.

Terminal Phase — Years 11–20

The company is assumed to be fully mature, growing in line with the broader economy. The terminal growth rate g₃ (typically 3–4%, close to long-run GDP growth) is applied to years 11–20, representing sustainable perpetual growth.

IV Intrinsic Value per share — the estimated true worth of one share based on discounted future cash flows over 20 years

OCF₀ Operating Cash Flow — cash generated from core business operations, including D&A, before capital expenditures

g₁ High growth rate (Yr 1–5) — auto-calculated from 3-year historical CAGR of cash flows; adjust based on your outlook

g₂ Transition growth rate (Yr 6–10) — typically 60% of g₁, reflecting slowing momentum as the business matures

g₃ Terminal growth rate (Yr 11–20) — long-run sustainable growth, typically 3–4% matching nominal GDP growth

r Discount rate — converts future cash to today's value; auto-calculated via CAPM = Risk-Free Rate + β × Equity Risk Premium

D Total Debt — sum of short-term and long-term borrowings; deducted from IV because debt is a prior claim on cash flows

C Cash & Short-term Investments — liquid assets held by the company; added back to IV as they belong directly to shareholders

N Shares Outstanding — divides total company value into per-share terms, making it directly comparable to the market price

Same 20-year DCF structure using Free Cash Flow (Operating Cash Flow minus CapEx) — reflects cash actually available to shareholders after reinvestment.

High Growth Phase — Years 1–5

Free cash flow projected at the highest rate g₁ for years 1–5, capturing the company's peak earnings expansion period.

Transition Phase — Years 6–10

FCF growth slows to g₂ in years 6–10, reflecting business maturation and increasing competition eroding excess returns.

Terminal Phase — Years 11–20

FCF grows at the terminal rate g₃ (≈ GDP growth) for years 11–20, representing the steady-state long-run rate a mature business can sustain.

FCF₀ Free Cash Flow = Operating Cash Flow − CapEx. Represents cash truly available to shareholders after reinvestment needed to maintain the business

g₁, g₂, g₃ Three-phase FCF growth rates, auto-calculated from historical FCF CAGR

r Discount rate (CAPM) = Risk-Free Rate + β × Equity Risk Premium

D, C, N Total Debt, Cash & Investments, Shares Outstanding — same definitions as OCF method

Same 20-year DCF using Net Income as the base metric. Suitable for asset-light businesses where earnings closely track distributable value.

High Growth Phase — Years 1–5

Net income projected at the highest rate g₁ for years 1–5. Best suited for asset-light companies (software, financials, consumer brands) where net income closely tracks shareholder value.

Transition Phase — Years 6–10

Earnings growth decelerates to g₂ in years 6–10 as profit margins normalise and competitive moats are tested.

Terminal Phase — Years 11–20

Earnings grow at terminal rate g₃ for years 11–20. This phase often dominates total present value, so the choice of terminal rate significantly impacts the final IV estimate.

NI₀ Net Income = Revenue − all expenses, interest & taxes. For asset-light companies, NI closely approximates distributable cash to shareholders

g₁, g₂, g₃ Three-phase Net Income growth rates, auto-calculated from historical earnings CAGR

r Discount rate (CAPM) = Risk-Free Rate + β × Equity Risk Premium. Higher beta → higher discount rate → lower IV estimate

D, C, N Total Debt, Cash & Investments, Shares Outstanding — same definitions as OCF method