CFA Level I Alternative Investments formulas
Fund fees and waterfalls, private equity and private credit returns, real estate and commodity pricing, and leverage in alternative funds.
52 formulas from the Alternative Investments lessons (6–9% of the exam), 7 to memorize. Each says how deeply to learn it and opens to a quick worked example with the keystrokes for the TI BA II Plus and the HP 12C.
How deeply to learn each part
- Know the idea
- Understand it in general. It frames other topics, but you will not calculate with it.
- Use it
- Understand it well enough to solve a question with it. Recognize when it applies.
- Memorize
- Learn it by heart. The exam will not give it to you.
Module 1 Alternative Investment Features, Methods and Structures
Fees and waterfalls: hurdle, catch-up, high-water mark, clawback
Quick example
A hedge fund with USD 800 million of assets under management charges 1.5%. Fee = 800 × 0.015 = USD 12 million a year. A private equity fund would use committed capital as the base instead.
- 800×0.015= 12
- 800ENTER0.015× 12
ENTER enter (on the HP, puts the number on the stack)
Quick example
Fund return 22%, hard hurdle 10%, performance fee 25%. 0.25 × (22 − 10) = 3.0% to the GP, leaving 19.0% to LPs.
- 22−10=×0.25= 3
- 22ENTER10−0.25× 3
ENTER enter (on the HP, puts the number on the stack)
Quick example
Hurdle 10% and performance fee 20%: r_cu = 0.20 × 10 ÷ 0.80 = 2.5%. The GP takes 100% of the next 2.5% so that its share reaches 20% of the total return so far.
- 0.2×10÷0.8= 2.5
- 0.2ENTER10×0.8÷ 2.5
ENTER enter (on the HP, puts the number on the stack)
Quick example
Return 20%, hurdle 10%, fee 20%, so r_cu = 2.5%. r_GP = 2.5 + 0.20 × (20 − 10 − 2.5) = 4.0%, which is 20% of the whole 20%.
- 0.2×10÷0.8=STO1 r_cu = 2.5
- 20−10−RCL1=×0.2+RCL1= 4
STO store · RCL recall a stored number
- 0.2ENTER10×0.8÷STO1 r_cu = 2.5
- 20ENTER10−RCL1−0.2×RCL1+ 4
ENTER enter (on the HP, puts the number on the stack) · STO store · RCL recall a stored number
Quick example
High-water mark 128, value before the fee 140, performance fee 20%. Fee = 0.20 × (140 − 128) = 2.4. A fall below 128 earns nothing.
- 140−128=×0.2= 2.4
- 140ENTER128−0.2× 2.4
ENTER enter (on the HP, puts the number on the stack)
Quick example
Carry paid so far is 9. The fund turns out to have earned a total profit of only 25, so carry at 20% should be 5. Clawback = 9 − 5 = 4.
- 25×0.2=STO1 carry really earned
- 9−RCL1= 4
STO store · RCL recall a stored number
- 9ENTER25ENTER0.2×− 4
ENTER enter (on the HP, puts the number on the stack)
Module 2 Alternative Investment Performance and Returns
IRR and multiple of invested capital (MOIC)
Quick example
Cash flows of −100, +30, +40 and +90 at years 0 to 3. The rate that sets the present value to zero is 22.56%.
- CF2NDCLR WORK
- 100+|-ENTER↓
- 30ENTER↓↓
- 40ENTER↓↓
- 90ENTER
- IRRCPT 22.56
CF cash flow worksheet · 2ND second function (the shifted label above a key) · CLR WORK clear the worksheet · +|- change sign · ENTER enter (on the HP, puts the number on the stack) · IRR internal rate of return · CPT compute
- fCLEAR REG
- 100CHSgCF0
- 30gCFj
- 40gCFj
- 90gCFj
- fIRR 22.56
f gold shift key · CLEAR REG clear all registers · CHS change sign · g blue shift key · CF0 cash flow at time zero · CFj cash flow j · IRR internal rate of return
Quick example
Invested capital 36, realized value 20, remaining holdings valued at 61. (20 + 61) ÷ 36 = 2.25×.
- 20+61=÷36= 2.25
- 20ENTER61+36÷ 2.25
ENTER enter (on the HP, puts the number on the stack)
Quick example
Investors have paid in 320 and fees and expenses took 24. Invested capital is 320 − 24 = 296.
- 320−24= 296
- 320ENTER24− 296
ENTER enter (on the HP, puts the number on the stack)
Quick example
A single investment returns 3.0× its cost after 8 years. 3^(1/8) − 1 = 14.72% a year.
- 3y^x(1÷8)=−1= 0.1472
y^x power
- 3ENTER81/xy^x1− 0.1472
ENTER enter (on the HP, puts the number on the stack) · 1/x reciprocal · y^x power
Leverage, redemptions, lockups and gates
Quick example
Own capital 80, borrowed 40 at 3%, portfolio return 7% on 120. (7 × 120 − 40 × 3) ÷ 80 = 720 ÷ 80 = 9.0%.
- (7×120)−(40×3)=÷80= 9
- 7ENTER120×40ENTER3×−80÷ 9
ENTER enter (on the HP, puts the number on the stack)
Quick example
The same fund: 7% + (40 ÷ 80) × (7% − 3%) = 7 + 0.5 × 4 = 9.0%. Borrowing adds 2.0 points.
- 40÷80=×(7−3)+7= 9
- 40ENTER80÷7ENTER3−×7+ 9
ENTER enter (on the HP, puts the number on the stack)
Quick example
The portfolio earns 6%. Borrowing at 6% leaves the fund exactly where it started: (V_b ÷ V_c)(6% − 6%) = 0.
Calculating returns after fees: management, incentive, hurdle and high-water mark
Quick example
A fund with USD 400 million of assets charges 1.5% on the AUM stated in its terms. Fee = 400 × 0.015 = USD 6.0 million. Use start or end of period AUM as the terms say.
- 400×0.015= 6
- 400ENTER0.015× 6
ENTER enter (on the HP, puts the number on the stack)
Quick example
Start 100, end 112 before fees, management fee 2% of year-end value, incentive fee 20% of the gain. 112 × 0.02 + 0.20 × 12 = 2.24 + 2.40 = 4.64.
- 112×0.02=STO1 2.24
- 112−100=×0.2=STO2 2.4
- RCL1+RCL2= 4.64
STO store · RCL recall a stored number
- 112ENTER0.02×STO1 2.24
- 112ENTER100−0.2×STO2 2.4
- RCL1RCL2+ 4.64
ENTER enter (on the HP, puts the number on the stack) · STO store · RCL recall a stored number
Quick example
Gain 12 on a start of 100, total fees 4.64. (12 − 4.64) ÷ 100 = 7.36%. Divide by the starting capital, not the ending value.
- 112−100−4.64=÷100= 0.0736
- 112ENTER100−4.64−100÷ 0.0736
ENTER enter (on the HP, puts the number on the stack)
Quick example
Start 500, end 560, management fee 1% of year-end value, incentive fee 20% net of it. Incentive = 0.20 × (560 × 0.99 − 500) = 0.20 × 54.4 = 10.88. Fees = 5.60 + 10.88 = 16.48, so the investor earns (60 − 16.48) ÷ 500 = 8.70%.
- 560×0.01=STO1 5.6
- 560×0.99−500=×0.2=STO2 10.88
- 560−500−RCL1−RCL2=÷500= 0.087
STO store · RCL recall a stored number
- 560ENTER0.01×STO1 5.6
- 560ENTER0.99×500−0.2×STO2 10.88
- 560ENTER500−RCL1−RCL2−500÷ 0.087
ENTER enter (on the HP, puts the number on the stack) · STO store · RCL recall a stored number
Quick example
Start 120, end 146, management fee 1.5% of year-end value, incentive fee 20% net of it, hurdle 4%. Incentive = 0.20 × (146 × 0.985 − 120 × 1.04) = 0.20 × 19.01 = 3.802. Fees = 2.19 + 3.802 = 5.992, so the investor earns (26 − 5.992) ÷ 120 = 16.67%.
- 146×0.015=STO1 2.19
- 120×1.04=STO3 124.8, the value needed to clear the hurdle
- 146×0.985−RCL3=×0.2=STO2 3.802
- 146−120−RCL1−RCL2=÷120= 0.1667
STO store · RCL recall a stored number
- 146ENTER0.015×STO1 2.19
- 120ENTER1.04×STO3 124.8, the value needed to clear the hurdle
- 146ENTER0.985×RCL3−0.2×STO2 3.802
- 146ENTER120−RCL1−RCL2−120÷ 0.1667
ENTER enter (on the HP, puts the number on the stack) · STO store · RCL recall a stored number
Quick example
High-water mark 300, value before fees 310, management fee 1% of year-end value, incentive fee 20% net of it. Incentive = 0.20 × (310 × 0.99 − 300) = 0.20 × 6.9 = 1.38. Below 300 the incentive fee would be zero.
- 310×0.99−300=×0.2= 1.38
- 310ENTER0.99×300−0.2× 1.38
ENTER enter (on the HP, puts the number on the stack)
Fund of funds fees, survivorship bias and backfill bias
Quick example
Hedge funds earn 12% gross and charge a 1% management fee on beginning capital plus 20% of the return, calculated independently. 12 − 1 − 0.20 × 12 = 8.6%.
- 12×0.8−1= 8.6
- 12ENTER0.8×1− 8.6
ENTER enter (on the HP, puts the number on the stack)
Quick example
The fund of funds receives 8.6% and charges 0.5% plus 5% of that return, calculated independently. 8.6 − 0.5 − 0.05 × 8.6 = 7.67%. Charge the second incentive fee on 8.6, not on the gross 12.
- 8.6×0.95−0.5= 7.67
- 8.6ENTER0.95×0.5− 7.67
ENTER enter (on the HP, puts the number on the stack)
Quick example
Invest 70 in total; the funds are worth 82.6 after their own fees. Fund of funds charges 1% of year-end value and 10% of the gain. Fees = 0.826 + 1.26 = 2.086, so the investor earns (12.6 − 2.086) ÷ 70 = 15.02%.
- 82.6×0.01=STO1 0.826
- 82.6−70=×0.1=STO2 1.26
- 82.6−70−RCL1−RCL2=÷70= 0.1502
STO store · RCL recall a stored number
- 82.6ENTER0.01×STO1 0.826
- 82.6ENTER70−0.1×STO2 1.26
- 82.6ENTER70−RCL1−RCL2−70÷ 0.1502
ENTER enter (on the HP, puts the number on the stack) · STO store · RCL recall a stored number
Module 3 Private Capital: Private Equity and Private Debt
Private equity strategies: buyouts, venture capital and growth equity
Quick example
A fund buys a company for 320 with 65% debt and sells it for 450 with 150 of debt still outstanding. Equity in: 320 × 0.35 = 112. Equity out: 450 − 150 = 300. M = 300 ÷ 112 = 2.68×.
- 320×0.35=STO1 equity invested, 112
- 450−150=÷RCL1= 2.6786
STO store · RCL recall a stored number
- 450ENTER150−320ENTER0.35×÷ 2.6786
ENTER enter (on the HP, puts the number on the stack)
Quick example
An equity multiple of 2.68× earned over 4 years with no interim cash flows. 2.6786^(1/4) − 1 = 27.93% a year.
- 2.6786y^x(1÷4)=−1= 0.2793
y^x power
- 2.6786ENTER41/xy^x1− 0.2793
ENTER enter (on the HP, puts the number on the stack) · 1/x reciprocal · y^x power
Private debt: direct lending, mezzanine, venture and distressed debt
Quick example
A private loan pays SOFR + 525 bps. SOFR is 3.20%. The coupon is 3.20% + 5.25% = 8.45%.
- 3.2+5.25= 8.45
- 3.2ENTER5.25+ 8.45
ENTER enter (on the HP, puts the number on the stack)
Quick example
A senior secured spread of 3.5% at weight 60% and an unsecured spread of 7.5% at weight 40% blend to 0.6 × 3.5 + 0.4 × 7.5 = 5.1% over SOFR, between the two.
- (0.6×3.5)+(0.4×7.5)= 5.1
- 0.6ENTER3.5×0.4ENTER7.5×+ 5.1
ENTER enter (on the HP, puts the number on the stack)
Quick example
A loan of 38 is secured on property valued at 50. LTV = 38 ÷ 50 = 76%.
- 38÷50= 0.76
- 38ENTER50÷ 0.76
ENTER enter (on the HP, puts the number on the stack)
Module 4 Real Estate and Infrastructure
Real estate: features and ways to invest (direct, REITs, funds)
Quick example
A REIT reports net income of 18.0, depreciation of 9.5 and a gain on a property sale of 2.0 (EUR m). FFO = 18.0 + 9.5 − 2.0 = 25.5.
- 18+9.5−2= 25.5
- 18ENTER9.5+2− 25.5
ENTER enter (on the HP, puts the number on the stack)
Real estate returns: core to opportunistic, leverage and diversification
Quick example
A building bought at 60 earns net operating income of 3.6 and is valued at 63 a year later. Income 3.6 ÷ 60 = 6.0% plus appreciation 3 ÷ 60 = 5.0% gives 11.0%.
- 3.6+63−60=÷60= 0.11
- 3.6ENTER63+60−60÷ 0.11
ENTER enter (on the HP, puts the number on the stack)
Quick example
Price 60, NOI 3.6, value up 5% (3.0), debt 30 at 4% (interest 1.2), equity 30. (3.6 − 1.2 + 3.0) ÷ 30 = 18.0%, against 11.0% unlevered.
- 3.6−(30×0.04)+(60×0.05)=÷30= 0.18
- 3.6ENTER30ENTER0.04×−60ENTER0.05×+30÷ 0.18
ENTER enter (on the HP, puts the number on the stack)
Quick example
A loan of 33 is secured on property now valued at 44. LTV = 33 ÷ 44 = 75%.
- 33÷44= 0.75
- 33ENTER44÷ 0.75
ENTER enter (on the HP, puts the number on the stack)
Quick example
Loan 33, value 40, covenant cap 75%. Maximum loan = 0.75 × 40 = 30, so repay 33 − 30 = 3.0.
- 33−(0.75×40)= 3
- 33ENTER0.75ENTER40×− 3
ENTER enter (on the HP, puts the number on the stack)
Quick example
Loan 33, value 40, cap 75%. The collateral must be worth 33 ÷ 0.75 = 44, so add 44 − 40 = 4.0.
- 33÷0.75−40= 4
- 33ENTER0.75÷40− 4
ENTER enter (on the HP, puts the number on the stack)
Infrastructure: economic vs social, greenfield vs brownfield
Quick example
A buyer must pay for at least 6.0 million units at 1.50 each. It takes only 4.5 million, so it still pays for 6.0: 6.0 × 1.50 = 9.0 million. Had it taken 7.5 million, it would pay 11.25 million.
- 6×1.5= 9
- 6ENTER1.5× 9
ENTER enter (on the HP, puts the number on the stack)
Quick example
A tunnel with 20,000 vehicles a day at a toll of 3.00 earns 20,000 × 3.00 × 365 = 21.9 million a year.
- 20000×3×365= 21,900,000
- 20000ENTER3×365× 21,900,000
ENTER enter (on the HP, puts the number on the stack)
Infrastructure risk, return and diversification
Quick example
A fund holds 50% in low-risk assets targeting 7%, 30% in medium-risk assets targeting 11% and 20% in high-risk assets targeting 15%. 0.5 × 7 + 0.3 × 11 + 0.2 × 15 = 9.8%.
- (0.5×7)+(0.3×11)+(0.2×15)= 9.8
- 0.5ENTER7×0.3ENTER11×+0.2ENTER15×+ 9.8
ENTER enter (on the HP, puts the number on the stack)
Quick example
A fixed fee of 50 with no inflation link, 2% inflation, 15 years out. 50 ÷ 1.02^15 = 37.15 in today's money, so the fee has lost about a quarter of its value.
- 1.02y^x15=1/x×50= 37.15
y^x power · 1/x reciprocal
- 50ENTER1.02ENTER15y^x÷ 37.15
ENTER enter (on the HP, puts the number on the stack) · y^x power
Module 5 Natural Resources: Land, Timber, Farmland and Commodities
Raw land, timberland and farmland as investments
Quick example
Standing timber of 6,000 units, volume growth 4%, price now 300 and 340 expected next year, opportunity cost 8%. 6,000 × 1.04 × 340 ÷ 1.08 = 1,964,444, against 1,800,000 from cutting now, so waiting pays.
- 6000×1.04×340÷1.08= 1964444.44
- 6000ENTER1.04×340×1.08÷ 1964444.44
ENTER enter (on the HP, puts the number on the stack)
Quick example
Price now 300, growth 4%, opportunity cost 8%. 300 × 1.08 ÷ 1.04 = 311.54. Waiting pays only if next year’s price beats this.
- 300×1.08÷1.04= 311.5385
- 300ENTER1.08×1.04÷ 311.5385
ENTER enter (on the HP, puts the number on the stack)
Quick example
Growth 4%, price 300 now and 340 next year. 1.04 × 340 ÷ 300 − 1 = 17.87%. Waiting beats any opportunity cost below this.
- 1.04×340÷300−1= 0.1787
- 1.04ENTER340×300÷1− 0.1787
ENTER enter (on the HP, puts the number on the stack)
Commodities: sectors, ways to invest, contango and backwardation
Quick example
Spot 1,600, risk-free rate 3%, carry cost 1%, convenience yield 0.5%, two years. = 1,600 × e^0.07 = 1,716.01.
- 0.03+0.01−0.005=×2=2NDe^x×1600= 1716.01
2ND second function (the shifted label above a key) · e^x e to the power x
- 0.03ENTER0.01+0.005−2×ge^x1600× 1716.01
ENTER enter (on the HP, puts the number on the stack) · g blue shift key · e^x e to the power x
Quick example
Spot 1,600, one-year futures 1,630, r = 3%, c = 1%. ln(1,630 ÷ 1,600) = 1.858%, so i = 4% − 1.86% = 2.14%. Futures above spot, so contango, because i is below r + c = 4%.
- 1630÷1600=LN+|-+0.03+0.01= 0.0214
LN natural logarithm · +|- change sign
- 0.03ENTER0.01+1630ENTER1600÷gLN− 0.0214
ENTER enter (on the HP, puts the number on the stack) · g blue shift key · LN natural logarithm
Quick example
r = 3.5%, c = 1%, so the cut-off is 4.5%. A convenience yield of 3% gives contango; 6% gives backwardation; exactly 4.5% gives a flat curve.
Natural resources: risk, return, inflation hedging and diversification
Quick example
Weights 75% and 25%, standard deviations 18% and 28%, correlation 0.30. Variance = 0.5625 × 324 + 0.0625 × 784 + 2 × 0.75 × 0.25 × 0.3 × 18 × 28 = 182.25 + 49 + 56.7 = 287.95, so σ = 16.97%.
- 0.75x²×18x²+(0.25x²×28x²)+(2×0.75×0.25×0.3×18×28)=√x 16.97
x² square · √x square root
- 0.75ENTER×18ENTER××0.25ENTER×28ENTER××+2ENTER0.75×0.25×0.3×18×28×+g√x 16.97
ENTER enter (on the HP, puts the number on the stack) · g blue shift key · √x square root
Module 6 Hedge Funds
What a hedge fund is, and how it differs from other funds
Quick example
The fund last paid a fee when its value was 80, so . It now stands at 88 and the incentive fee is 20%. 1.6, even if the year began at 70.
- 88−80=×0.2= 1.6
- 88ENTER80−0.2× 1.6
ENTER enter (on the HP, puts the number on the stack)
Hedge fund strategies: equity, event-driven, relative value, opportunistic
Quick example
A target trades at 90 after a cash offer of 96. 6.67% if the deal closes.
- 96−90=÷90= 0.0667
- 96ENTER90−90÷ 0.0667
ENTER enter (on the HP, puts the number on the stack)
Quick example
The 6.67% spread is earned in 4 months (). 21.36%.
- 96÷90=y^x3=−1= 0.2136
y^x power
- 96ENTER90÷3y^x1− 0.2136
ENTER enter (on the HP, puts the number on the stack) · y^x power
Quick example
Each target share is exchanged for 0.8 acquirer shares (). The acquirer trades at 50 and the target at 37. 3.00, or 8.1% of 37. Buy one target share and short 0.8 acquirer shares.
- 0.8×50−37= 3
- 0.8ENTER50×37− 3
ENTER enter (on the HP, puts the number on the stack)
Hedge fund returns: market beta, strategy beta, alpha and diversification
Quick example
A fund returns 15%. Its beta to equities is 0.4, equities returned 12%, and strategy beta explains 4%. 6.2%.
- 0.4×12=STO1 4.8
- 15−RCL1−4= 6.2
STO store · RCL recall a stored number
- 15ENTER0.4ENTER12×−4− 6.2
ENTER enter (on the HP, puts the number on the stack)
Quick example
Alpha before fees is 7%, the fund returned 13%, and fees are a 1% management fee plus 20% of the return, calculated independently. 3.4%.
- 13×0.2=STO1 2.6
- 7−1−RCL1= 3.4
STO store · RCL recall a stored number
- 13ENTER0.2×STO1 2.6
- 7ENTER1−RCL1− 3.4
ENTER enter (on the HP, puts the number on the stack) · STO store · RCL recall a stored number
Module 7 Digital Assets
Digital assets: risk, return and diversification
Quick example
A coin has a mean monthly return of 3.2% and a standard deviation of 24%. CV = 24 ÷ 3.2 = 7.5 units of risk per unit of return.
- 24÷3.2= 7.5
- 24ENTER3.2÷ 7.5
ENTER enter (on the HP, puts the number on the stack)
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