Present Value of an Annuity Calculator

Present value of future cash flows with dates

"Present value of an annuity" is finance jargon meaning present value with a cash flow. The cash flow may be an investment, payment or savings cash flow, or it may be an income cash flow.

Present Value of an Annuity
Present Value of an Annuity

Solve present value (PV) for any cash flow.

  • Set dates for penny perfect-accuracy
  • Supports either ordinary annuity or annuity due.
  • Supports 12 cash flow frequencies
  • Calculate PV for legal settlements

Calculates the current value of a future stream of payments or investments.

The present value (PV) is what the cash flow is worth today. Thus this present value of an annuity calculator calculates today's value of a future cash flow. The annuity may be either an ordinary annuity or an annuity due (see below).

The PV will always be less than the future value, that is, the sum of the cash flows (except in the rare case when interest rates are negative).


Because there must be compensation made to the party who has to wait for the money. Think of it in reverse. Would you rather have $100 today, or $100 one year from now?

Of course, you would rather have $100 today since there is risk in not receiving the money if you wait, and further, if you receive the payment today, you can invest it today and earn a return on the capital.

The present value of an annuity calculation considers these things and discounts the cash flow. In fact, sometimes this calculator is also known by the name discounted cash flow calculator. More below

© 2022, Pine Grove Software, LLC
$ : mm/dd/yyyy


Original Size
Click to make smaller (-) or larger (+).

What is present value used for?

At a high level, there are at least two scenarios when you may want to know the present value of a cash-flow.

  • when someone or some entity owes you money
  • when you want to make an investment

Perhaps you have won a court settlement payable as an annuity, or maybe you've been lucky enough to win a state lottery, and you want to receive the proceeds at once. How much should you expect?

Use this PV of an annuity calculator to tell you. Since an annuity is a regular, periodic cash-flow, and because this calculator allows you to set a specific first cash-flow date, it is capable of calculating the current value for any future stream of payments or investments. The calculator is also particularly suitable for calculating the PV of a legal settlement, such as one involving alimony.

For the same reasons, this calculator can be used to calculate the PV of an investment cash-flow. Perhaps you want to invest in a mortgage? You'll need to calculate the PV of the said mortgage before you can make an offer or know if the offering price allows you to meet your investment objective. Or if you are considering the purchase of an equity (common stock) you can use this calculator to find the present value of their projected future earnings.

What is the correct discount rate?

A discount rate is a personal number. That is, there is no absolute right or wrong value one can use.

When determining the discount rate, you could use several approaches. If you invest in the stock market, and for you, you earn on average 8% per year, you can use 8% for the discount rate to compare the present value with the return you earn from the market.

If you want to compare PV to something safer, you might use the U.S. Treasury ten-year rate, which currently is at about 4.2% (WSJ March 2024).


Additionally, buyers and sellers are very likely to use different discount rates. For example, a commercial building's owner is selling the property, and a tenant has ten years remaining on the lease. What is the value of the contract to the prospective buyer?

The buyer may feel that mutual funds and the lease have similar risks (mutual funds loss of value and the lessee not paying). In that case, the buyer can use their average mutual fund return rate, say 7%, to calculate the PV of the lease. After all, why would they pay more to purchase the contract if they can earn 7% in mutual funds? The buyer will always want to use the highest discount rate they can justify because the higher the discount rate, the lower the PV – or the lower the cost of the asset. In other words, for the buyer, using a higher discount rate is the more conservative approach.

On the other hand, the seller may feel the tenants are reliable, and the cash flow is safe. They'll ask themselves why take a risk and put the money into the market where there is the risk of losing principal? In that case, the seller might want to park the money in a 2% CD, so they'll use 2% as their discount rate. Lower rates result in a higher PV. Thus, for the seller, the lower rate is more conservative. They'll need to be paid a higher price so they can put the proceeds from the sale in a lower yielding CD to reduce the investment risk.

With this example, it looks as if no deal would ever get done. The buyer will want to pay to little, and the seller will want to receive too much.

However, all deals depend on each participant's perspective. Perhaps the seller thinks that they have an opportunity to reinvest the money and earn not 2% but instead 20%. In that case, the seller might be willing to sell the lease at a 10% or 12% discount to have the funds available to take advantage of the more profitable opportunity.

See how what discount rate to use is a matter of personal choice and perspective?

PV Calculator for Either Ordinary Annuity or Annuity Due

You may have heard of the terms "ordinary annuity" or "annuity due". This calculator will calculate the present value for either type of annuity.

First, what's the difference between an ordinary annuity and an annuity due? These two terms are a bit of financial jargon for an easy to understand financial concept.

An ordinary annuity will have its first cash flow scheduled for a future date. Textbooks frequently explain this concept by saying the cash flow gets paid at the end of the period.

An annuity due will have its first cash flow scheduled on the as-of-date, that is, the date for which the present value is calculated. Textbooks explain this concept by stating the cash flow gets paid at the beginning of the period.

The present value formula needs to be slightly modified depending on the annuity type.

Since this calculator prompts the user for the present value date (today's date) and the first cash flow date, it will work equally as well for either annuity type. If you set the dates to the same day, then the calculator will use the annuity due formula; otherwise, it will use the ordinary annuity formula.

Note, if you are calculating the present value for a deal that closes in the future, then you should set today's date to the day the contract is scheduled to close.

35 Comments on “Present Value Of An Annuity Calculator”

Join the conversation. Tell me what you think.
  • What exactly is the definition of the
    discount rate?

    • The discount rate is the rate used to find the present value.

      The more important question perhaps is "What rate should I use for the discount rate?&quot

      And that depends. If you want to know the present value of a future cash flow that would be derived from investing, then you want to use a rate you think you can earn if you were investing the money.

      If you were to borrow the money then you should use the interest rate you would have to pay on a loan.

      Does this help?

  • At 16% discount rate, what is the present value of Php 36,000 which is due at the end of 90 days? What is the discount?

    • This present value calculator is a better one to use for your particular need. It solves for the PV of a single future amount. (You’ll need to do the subtraction to learn the discount. I’ll add that calculation in the next update.

  • Do you have any suggestions for calculating PV when there’s a balloon at maturity?

    • Just found your ultimate financial calculator link which looks like may the solution for this.

      • Yes, I was just going to recommend that calculator.

        Basically, you’ll create 3 rows. The 1st for an "Unknown" amount. This will be the PV.

        The 2nd row will be for the amount and number of cash flows.

        The 3rd row will be for the single balloon on the maturity date expected.

        Scroll down the page and you see some tutorials that should be useful.


    • Hi Brian, If she is receiving a lump sum today of $700,000, then it’s value today in current dollars is $700,000. Or, is she starting to withdrawal the $700,000 today? Or is she receiving something less than the face value of $700,000 today? I’m not really clear what your question is.

      As to what discount rate to use, please scroll down the page from the calculator and see the heading "What is the correct discount rate?." There are examples there. Check that out, and then if something isn’t clear, please ask.

  • Kelly Johnson says:

    I have a friend who is trying to work out a fair lump sum payment for alimony in a divorce. The support obligation is $500/month and it will continue for 15 years (180 payments). The court is allowed to adjust for cost of living increases in the future. Is there any way to use your calculator to get a present value but that also takes into account a cost of living increase over time? Or can you suggest the fairest way to do that? Decrease the interest rate used in the calculation perhaps?

    • Good question.

      I don’t have a calculator that has an inflation adjustment for a present value calculation (that I can think of :-), but what you suggest, reducing the rate would be the correct way to do it. So, if you are assuming say a 5% rate-of-return, and an inflation rate of 2%, use a 3% rate for your PV calculation.

  • Can you please help me with the following:
    I have get the result from you calculator but troubling with back-end formula. What would be the formula, if there is monthly payment but compounding daily.
    Thanks in advance.

    • Sorry, I don’t answer question about equations. I answer question about how to do a calculation (use a calculator) or questions dealing with what calculator to use.

      The equations are involved, and if I started to answer those, it would take away from my time that I have to develop this site.

  • Hi, I am trying to determine the Present Value of a pension payment. The future annual payments $8674 or 722/monthly. I am 51 today and want the monthly payments to begin at age 65. Which tool would I use to calculate the current value of the payment? thanks

    • Hi, I’m not sure I understand your question. But if you are trying to calculate the present value of the first pension payment then use this present value of an amount calculator. That calculator will calculate today’s value of $722 or $8574.

      If you want to know the PV of the entire stream of payments, then use this calculator. The "First Cash Flow Date" is the date you expect to start receiving payments when you are 65. You’ll have to estimate how long you expect to live to calculate the number of payments you’ll receive. If you expect to live to 95 (30 years), and you are going to use the monthly figure, then you’ll enter 360.

      • Hi Karl, thanks for your response. So I am trying to figure out the present value of the annuity as of today. And if the monthly guarantee income is $722 then what is the current value of that entire annuity? If I use the Present Value of an Annuity Calculator I am not sure what the Annual Discount Rate should be ? Any ideas?

        if this is not the calculator then where can I find the first cash flow date calculator on your site?


        • Hi Pat, the annual discount rate is the rate-of-return that you expect to earn on your investments. There is no right or wrong number. Scroll down the page from the calculator and there’s a discussion about discount rate.

          This is definitely the calculator to use.

  • how to determine the PV of a 10 years annuity of 3000$ with the first payment received 5 years from now and the rate is 8%?
    what should i use as variable of FV, PMT, I/Y,N . ?

  • Hello Sir, could you help me with the followings:

    After two years a $10,000 investment earning 8% APR compounded six monthly will accumulate to
    a) $11,600
    b) $11,664
    c) $11,699
    d) $12,597

    An investor will receive an annuity of $4,500 a year for 12 years. The first payment is to be received four years from today. At a 12% discount rate, this annuity’s worth today is closest to:
    a) $11,976
    b) $19,840
    c) $25,632

    Mia places $25,000 in a term deposit with a fixed term and interest rate of 5 years and 8% APR respectively. If the interest is compounded on a weekly basis, what is the value of the investment at the end of the five years?
    a) $27,081
    b) $52,774
    c) $37,284
    d) $41,005

  • Hi Karl,

    Is it possible for you to share the formula for how you arrive at the difference in terms of the present value calculation when Today’s Date is different from the First Cash Flow Date? For instance, if today’s date is Jan 1st, but the cash flow date is Jan 31st?

    • It’s not a formula per se. It takes a few hundred lines of programming code, and I don’t enter into discussions about it because it becomes a bottomless pit and takes away from what little time I have to build this website. (I do this parttime.)

Comments, suggestions & questions welcomed...

Your email address is not published. I use it only to notify you of a reply.

Let me know if you have a website. I might like to visit it.

* Required