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DECISION ANALYSIS
MAKING TOUGH CHOICES: MANAGING
UNCERTAINTY AND RISK, BAYES’ THEOREM,
THE ACCURACY OF INFORMATION, AND
RATIONAL DECISIONS
For every complex problem there is a
simple solution that is wrong
George Bernard Shaw
|1.1| INTRODUCTION
The time has come to make a decision. And it’s extremely difficult—
one that might make or break you or your company. Worse, the con-
siderations in making this decision are a bit fuzzy and you are wor-
ried about being able to clearly explain your reasoning to others …
especially your manager. What are you going to do?
Everyone tries to make good decisions. So, what is meant by the statement, “That
was a good decision”? Most likely, the person making this observation was
pleased with the way things turned out. However, modern decision analysis sug-
gests this observation is incorrect: decision analysis is a rational, systematic pro-
cess for making better decisions, not necessarily the level of satisfaction associat-
ed with the outcome. It deals with concerns of how should competing strategies
be assessed when the consequences are
uncertain and, possibly, different?
Decision analysis neither functions as a
number-crunching tool nor attempts to
ignore the fact that human decisions of-
ten are highly subjective and sometimes
can be emotionally charged. Instead, de-
cision analysis attempts to incorporate
these visceral realities within an objective
framework, so that the process can be
understood, and the chances for in-
formed dialogue preserved.
To grasp the materials covered in this
The neighborhood where the investment property is located has stabilized since
the disastrous stock market and real estate bubble burst of 2009. The details of
the investment follow:
• She is first in line to buy the apartment if she acts fast. If she acts immediate-
ly, without conducting any further analysis, she can jump in front of the com-
petition and submit an offer that will likely be accepted for about $1,100,000.
However, this is a high risk approach because best estimates suggest that only
33 percent of the investments can be categorized as ultimately successful, i.e.,
have at least a 10% return on the original investment (purchase) price.
• In about three years, if the real estate market stays healthy and progresses
successfully, the broker es-
timates she will be able to
sell the apartment for ap- Figure 1. Greenwich Village Map.
proximately $2,000,000 in
the next 24 to 36 months—
thereby almost doubling her
investment in a very short
time frame. This apartment
is viewed as a unusually at-
tractive investment.
• Instead of deciding to immediately buy, she may first have a competent real
estate consulting firm, Greenwich Village Property Consultants (GVPC) per-
form a careful assessment of this specific property and determine if it is a wise
investment (indicated by a favorable investment report) or not. This will, of
course, forgo her “first in line” opportunity to purchase the apartment without
bidding competition.
• GVPC charges $50,000 in fees and, more troubling than this fee to the inves-
tor, is the 2-3 weeks it will take to finish their analysis and report. Even this
relatively short delay will place the investor in a more competitive bidding
pool of additional investors and likely increase the property purchase price to
$1,250,000.
The real estate broker must now decide if she should either:
The broker’s mind is spinning. She is confused. There are too many facts for her
brain to manage this! Spinning plates! She decides to try and draw a basic picture
of these considerations to help clear things up so she sketches out the chronologi-
cal sequence of these decision that use the basic components of a decision tree.
___________________________________
The common symbols used in standard decision tree analysis include the following collection of elements
(Figure 2):
1. The squares represent decision nodes that occur at point
when the broker must decide which strategy she wishes to use— Figure 2. Basic Decision
she is in control in these situations. The initial decision is given Tree Components
a blue color and all other subsequent decision nodes are light
green.
2. The yellow circles are event or chance nodes that occur after
a decision is made. The branches that arise from these nodes are
uncertain (possess risk) and remain out of the control of the de-
cision maker who “makes her choice and takes a chance.” Most
important, all node events must have an associated probability
of occurrence—the sum of which must be equal to 1.00. We
have not yet established what these probability values are—but they can be found from the infor-
mation provided from the historical GVPC analysis data already provided.
3. The red triangles are called terminal nodes—they indicate the end of the path; the adjacent val-
ues are the path net profit (in bolded black). The net profits of the strategies along each branch
path leading to this end point are always the sum totals at these nodes.
4. The cash flows associated with the costs and revenues are shown directly underneath the branch
incurred, e.g., if the broker hires the consultant, there is a -$50,000 cash flow (cost); every event
branch the property investment is considered a success (there are three of them), there is a
$2,000,000 cash flow (revenue).
5. The connecting lines between nodes are called branches. If you follow a branch from its origin to
the end (terminal node), it describes a path. You can sum the cash flows along a common path to
find the net profit at the terminal node of that path.
___________________________________
The broker lays out her tree in Figure 3. Here is what she envisions as her options.
If she does not hire GVPC she is either going to invest in the property or not. If
she buys the apartment she will find out if it was a good buy. However, even
though it is a simple strategy it is also an extremely risky strategy. Remember,
only 33 percent of the purchases in this neighborhood are ultimately successful
investments: there is a 2/3 chance she will lose money!
Next, the broker calls GVPC and tells them that she will pay the $50,000 consult-
ing fee for them to assess a specific Greenwich Village property she wants to pur-
chase, with conditions. She first needs to see more hard data regarding how
“good” GVPC’s investment predictions are. The CEO of the GVPC asks her what
she needs to “be convinced.” Here is what the broker requires from GVPC:
It is assumed that at the assessment point by GVPC, the property sales might have a mi-
nor amount of flexibility in the actual sales price but to assume it is essentially negligible
The broker organizes the 100 properties into two stacks of either successful or
unsuccessful investment outcomes by comparing the difference between the
GVPC assessed value sales price and resale sales price using the ROI standard,
i.e., either the ROI ≥10% or ROI<10%.
These two groups are further divided into their predictive reports of either favor-
able or unfavorable assessments. 1,2
1 Initially, the possible categories of outcomes for real estate investments is limited to only suc-
cessful or unsuccessful and its forecast possibilities as either favorable or unfavorable, but later
we will become a bit more sophisticated.
2 It is extremely important to use this order of division because the ultimate outcome, in terms of
success or failure, is the primary information. This allows the evaluation of the investment to be
from a variety of different outside consultant groups who specialize in product assessment.
But before we can do that, we need to make a brief review of basic probability no-
tation in order to make our decision trees easier to read and less cluttered. So far
we have been writing out the names of the various strategies and chance events
without concern for their proper terminology, but at some point we need to dis-
tinguish important, subtle differences. Now is that time.
Probability definitions:
• Marginal probability is the chance of a single event occurring , e.g., the chance of the realtor
receiving a favorable report from GVPC.
• Conditional probability is the chance of an event occurring given that it has been preceded by
an earlier event, e.g., the chance of the investment being successful even though the broker
had received an earlier unfavorable GVPC report.
• Joint probability (or path probability) is the chance that two (or more) probabilities will oc-
cur—usually one after the other, e.g., the chance that the broker will receive both a favorable
report and then be successful (given the earlier favorable report). The product of several event
probabilities (usually two but not necessarily limited to two).
favorable reports
"$$ #$$%
succussful unsuccussful
!
investment
!investment
17 + 3
P(F ) = = 0.20
100
&
total
sample
The probability of the investment being successful given the consultants have
written a favorable report are the proportion of all favorable reports written
(which we already know is 20) that are written when the investment was success-
ful. So it is the 17 times favorable reports were written out of the 20 that were
winning (successful) investments, i.e.,
P(S/F)=17/(17+3)=17/20=0.85
This means, conversely, that the proportion of times that the consultant wrote fa-
vorable reports that were for ultimately unsuccessful investments were the 3 out
of the 20 total times that favorable reports were written
The probability that invest- Figure 6. Broker Decision Tree Illustrating Cash
ments were ultimately success- Flow Values and Probability Information.
ful is simply the total number
of successful investments out
of the total sample
P(S)=33/100 = 0.33
64
( )
P S '/ F ' =
16+ 64
= 0.80
Conversely, sixteen (16) of these 80 unfavorable predictions were also made for
investments that ultimately became good investments
P(S/F’)=1-P(S’/F’)=1-.0.80 = 0.20
The broker now has all of the probabilities she needs to fill in the events in the
decision tree and, along with the cash flows that were given in the beginning of
the problem, she is almost ready to determine which strategy to select. The re-
vised tree using all of the new information is shown in Figure 6. The broker revises
her earlier decision tree using this new information and illustrates her latest
findings.
What is needed for the next step is to choose an evaluation method for the com-
peting strategies that will provide a rational selection … a best choice. That’s dis-
cussed next.
( )( ) ( )( )
EMV = ∑ piVi = 0.85 700,000 + 0.15 −600,000 = $505,000
i=1
2. Compare this EMV with the value of the adjacent branch option, I’, where
she decides not to invest. In other words, compare her investment EMV
with her non-investment EMV. The latter you can see is simply a guaran-
teed loss of -$50,000.
4. You can’t fold back any further along this upper path any longer. You will
now need to switch over to the path extending from the unfavorable fore-
cast and begin at the extreme right in the same manner as you did in the
beginning step and, essentially, repeat the folding back process. So, the
EMV for assessing the I vs I’ options after receiving an unfavorable report
from GVPC—which is four times as likely to occur as a favorable report—is
( )( ) ( )(
EMV = 0.20 700,000 + 0.80 −600,000 = −$340,000 )
5. In this scenario, when you compare the I vs I’ option, you find that even
though I’ loses $50,000 it is the much preferred option to I and losing -
$340,000. Getting an unfavorable report from the consultant signals a
poor investment opportunity.
Accordingly the broker will eliminate I, chose I’, and bring the EMV of -
$50,000 back to represent the value of receiving an unfavorable assess-
ment, P(F’), from GVPC. Why? Because if you receive an unfavorable re-
port, P(F’), you eliminate the invest option—as indicated by the dashed
branch—you will not invest in the property, and you will lose the $50,000
consulting fee since it is the smallest loss possible.
6. Now the broker can finish her evaluation of the strategy of hiring the con-
sultant, prior to deciding on if she wishes to buy the apartment or not. The
( )( ) ( )( )
EMV = 0.20 505,000 + 0.80 −50,000 = 61,000
The broker has not yet examined her other option: don’t hire the consultant
(GVPC), I’. That’s next.
does not higher the broker—the potential purchase price of $1,100,000 that is
$150,000 lower than what she will likely have to pay and wait for the consultant
report and then lose her buyer’s advantage she now has is offset by the high risk
of only having a 33% chance of being successful. With a favorable consultant re-
port in hand, her chance of success is 85%—almost 300% higher! Of course, if
GVPC gives her an unfavorable report, that signals sure doom for the invest-
ment—only a 20% chance of success.
However, the final optimal strategy—the one that maximizes your EMV—is to pay
for the consultant, I, and make and an EMV of $61,000 (versus only $29,000). It
has not only the advantage of the higher payoff but the insight of the consultant
report and the reduced risk prior to having to decide on if you wish to invest or
not—the element that is missing when you choose the I’ option. The completed
decision tree is shown in Figure 7.
Figure 7. Broker's Solved Decision Tree for Greenwich Village Apartment In-
vestment.
Regardless, the decision tree provides the broker with a useful method that can
help her organize, control, and make sense of the the elements she needs to con-
sider so that she can make an informed and rational choice on her investment. It
is not primarily important if others that view this scenario agree with it: the pri-
mary value of the decision tree is that it rationally illustrates the ideas and val-
ue estimates of the parameters that can either be validated, agued with and,
possibly, altered to achieve a consensus opinion. If there is disagreement, there
is a body of reference for an exchange of different ideas and possible changes and
improvements that can be viewed in an unbiased environment of merit.
For GVPC, the reliability of a favorable prediction, RF, is P(S/F)=0.85. That’s not
bad. However, the unfavorable prediction reliability, RF’ is P(S’/F’)=0,80. So what
do you think the overall reliability of the consultant reports are? How about the
average of the two forecasts reliabilities? Only if they wrote the same number of
favorable reports as unfavorable reports—which is clearly not the case.
Since they write many more unfavorable reports, the overall reliability of GVPC’s
reports, R*, should be much closer to its unfavorable accuracy.
EVII=EV(C)=$61,000
The value of imperfect information, VII, is the difference between the expected
value of the alternative incorporating an expert forecast source (e.g., property
consultant) and the expected value provided by the next best available alterna-
tive. That is,
This suggests that even though the broker paid the GVPC $50,000 for the analy-
sis, the EMV for that strategy was still superior to risking the purchase with no
prior information by $32,000. You could also look at it another way: GVPC could
have charged the broker up to an additional $32,000 above the $50,000 fee and
still outperformed the “go it alone” strategy.
On the other hand, if it had turned out that EV(H) < EV(H’), the EVII would have
been negative. That would indicate the either the (1) reliability of the GVPC fore-
casts, or (2) the cost of hiring them or (3) the lack of sufficient reliability and con-
sultant cost makes it more sensible to forgo using them. That was not the case in
our situation.
( )( ) (
EVPI = 0.33 900,000 + 0.67 0 = $297,000 )( )
So, the broker will learn of success 33 percent of the time, will invest in the prop-
erty, and will make a net profit of $900,000; the other 67 percent of the time,
she will know that the apartment is doomed to be unsuccessful, will not buy it,
and will lose nothing ($0) resulting in an average payoff of $297,000.
The value of perfect information, VPI—of knowing, with certainty, whether
they will successfully market Doppler or not—is the difference between the ex-
pected values of the perfect information just calculated, EVPI, and the next best
opportunity available, i.e., the strategy with the highest expected value not using
perfect information—of “hire the consultant.”
Unfortunately, managers are not privy to such fairy tale arrangements as perfect
or infallible information sources.4 So why spend time discussing perfect infor-
mation? The answer is that perfect information simply provides the manager
with the theoretical upper-bound value of how good a decision outcome could be
and establishes the maximum value the most accurate information.
4 The majority of perfect-information examples in business seem to fly in the face of ethical behavior and fair play. If
you consider, for example, such situations as insider trading in the stock market and inside tips on competitive con-
tract awards, you will have a pretty good idea of why perfect information is such a squeamish issue. Anyone privy to
such information has a huge and almost certainly unfair advantage over any ``competition'—and, very likely, jail time
waiting for them.
For example, what if the presumed purchase price for the apartment when the
broker had the “inside track” if she purchased it immediately without doing any
prior property analysis, were lower than the $1,100,000? More specifically, at
what lower sales price for the apartment would the broker become indifferent be-
tween hiring GVPC and not hiring them?
It’s the same issue as the difference between the EMVs of the two strategies: H
and H’. If the broker could somehow work an additional $32,000 reduction in
the purchase price of the apartment to $1,068,000 she would technically become
indifferent her options. But would it make sense? Even though both EMVs would
both H and H’ would be $61,000, she would still face a much higher risk if she
plunged ahead and made the purchase, wouldn’t she? One of the problems you
are now encountering is that EMV ignores hu-
man aversion to risk: it simply maximizes EMV.
Here is an example of two gambles with identi-
cal EMVs:
Although the EMV is $1,000 for all gambles, not all people would choose the
same option. EMV does not reflect value or need.
= 0.33±1.96
(0.33) (0.67 ) = 0.33± 0.09
100
So a more realistic range—one that is 95% reliable—that captures the true per-
centage of successful investments is somewhere between 24 and 42 percent. Now
we’d need to recalculate the consultant reliability using these bounds but there
would have to be some bold assumptions regarding their forecast accuracy, e.g., if
the chance of an apartment investment were as low as 24 percent or grew to 42
percent, how would that effect the forecast accuracy of GVPC? Would it stay the
same? Could it stay constant? These are difficult and important issues that are
beyond the scope of this introduction to decision tree analysis and yet important
to consider for future work.
1-4 A San Francisco metals broker has just acquired an option to buy 400,000
tons of tungsten ore from the Thailand government for $10 per ton, which
is well below the current world market price for this ore. Since other bro-
kers have not yet received the same option, the broker thinks he must
make a decision immediately if he is not to lose this opportunity. He is
quite certain that he can get about $15 per ton for the ore if he is able to
import it, but there is a catch. The United States government may refuse to
grant an import license. If this happens, the contract will be annulled and
a penalty of $1.50 per ton will be imposed on the broker.
The broker knows that, if he acts now, prior to the decision of the United
States government ruling on the acceptability of the transaction, he is vir-
tually guaranteed the rights to the tungsten ore. Based on previous rulings,
1-5 The Ford Motor Company manufactured the Pinto automobile from 1970
to 1977. During this period, the Pinto developed a serious problem: Be-
cause the rear bumper was believed by many to
be inadequately separated from the adjacent gas
tank, the gas tank would rupture as a result of
moderate rear-end impact or rollover, and would
burst into flame. Certain experts concluded that
the problem of gas-tank rupture could be resolved
if a small, inexpensive metal baffle was placed between the interior of the
rear bumper and the gas tank. In this way, much of the shock of a rear-end
collision or rollover would be absorbed by the new part.
A national magazine reproduced an alleged Ford internal memoran-
dum that included dollar estimates of the worth of human life lost on the
highway as well as Ford's own in-house estimates regarding the number of
accidents that were anticipated to result in death, serious injury, or simple
property loss if no changes were made in the gas-tank design (Dowie,
1977). The article suggested that the final decision boiled down to one of
two possible alternatives for Ford:
1. Recall the Pinto as well as other Ford models of compacts and light
trucks that also had the same potential safety defect. The recall would
include 11 million compact cars and 1.5 million light trucks manufac-
tured by Ford in previous years. The replacement part would cost Ford
an estimated $11 per car or light truck.
2. Ignore the design-defect recall and defend them against any litigation
that might be brought against them on a case-by-case basis. The article
also reported that Ford estimated that an equal number of burn deaths
and serious burn injuries were likely to occur—180 of each. Further,
Ford also projected 2100 burn-destroyed vehicles. The projected costs
1-6 For the decision tree shown in Exhibit 1, find the marginal probability of
success for a strategy that does not employ the test survey, T’? Draw that
strategy as a decision tree, assume the same cash flows as those, which are
experienced in the test, survey option, T. but, of course, do not include the
survey cost.
1-7 The Very Crude Oil Company (VCOC) was established shortly after the
OPEC boycott precipitated the oil crisis in the United States during the
mid-1970s. VCOC leases land solely to explore for oil reserves, not to run
the long-term oil-field
operations. The typical
mode of operation is to
lease the land short-term,
run consultants, and drill.
If oil is discovered, VCOC
will obtain a long-term
lease on the land, then
will sell the development
rights to an oil refining
company.
During VCOC's first
year of operation, one
project after another led
to dry wells. Now, the net liquid assets of the company have shrunk to
$275,000, and the president, George C. Scott, is very concerned. “George,
we're close to going broke,” says Vice President, Jack Palance. “We need to
study the alternatives, try to define the possible outcomes in terms of their
associated probabilities and payoffs, and then make our decision thought-
fully. We don't have enough money to survive another bad decision.”
George agrees, “You're right. If we fail this time, we're back hustling life
insurance!”
The situation to which Scott and Palance are referring is on an option
that VCOC purchased 4 weeks ago for $25,000. The option gives the com-
pany the right to make tests and to drill for oil over a 7-week period. Until
the option expires, VCOC can sign a long-term lease agreement on the
property for a fixed fee of $250,000. The current short-term option ex-
pires in 3 weeks, and until now VCOC has not conducted tests or initiated
ASSIGNMENT
Assume the following notation: T=pay for seismic test; O=strike oil; +=
seismic test indicates oil; - = seismic test indicates no oil; D=drill
1. Structure this problem as a decision tree and determine, on the basis of
expected values, what decision you would recommend to VCOC.
2. How did you, as the decision analyst, deal with the difference in judg-
ment between the geologist and Jack Palance? What is the shortcom-
ing, if any, of the expected-dollar-payoff criterion when it is used to
reach a decision in this case?
1-9 The metals broker in Exercise 1-4 is interested in reassessing his earlier es-
timates. In particular, he would like to know by exactly how much the fol-
lowing parameters could change before the change causes him to select a
different strategy, i.e., find the “tipping-point values” for :
1. The probability of the government approving the import contract
2. The actual per-ton price that he could obtain for the tungsten
3. The actual per-ton price that he would have to pay for the tungsten
4. The probability of winning the contract if he decides to wait and to see
what the government decision will be.
1-10 A meat packing company is concerned that the sodium nitrite preservative
it uses in its bacon products is carcinogenic (cancer-causing). Although
there has been no formal investigation to date, the Food and Drug Admin-
istration (FDA) is about to begin tests.
The findings of these tests will be either favorable (i.e., approve the ni-
trites) or unfavorable (i.e., ban the nitrites). The FDA's history of testing
similar meat nitrites indicates that there is a 75 percent chance that the
FDA will rule favorably (i.e., will find the existing nitrites safe for human
consumption). Fortunately, the company has a substitute for these nitrites
and is considering immediately replacing the potentially carcinogenic pre-
servative with this new ingredient.
If, however, the FDA issues an unfavorable report, the company would
have to recall all nitrite products from the markets and, in addition, close
down production until the new preservative can be introduced. The associ-
ated costs for such an outcome are estimated at $15 million, which in-
cludes lost sales, consumer ill-will, and the overtime and downtime ex-
penses of the conversion to the new preservative.
ASSIGNMENT
1. Using decision tree analysis and the principle of expected values, what
would you suggest that the company do?
1-11 Calculate the value of perfect information for the San Francisco metals
broker of Exercise 1-4. Why is it not possible for you to determine the EVII
and VII for this problem?
1-12 The results of a lie detector test are not admissible evidence in court. Typi-
cally, these tests label as untruthful 96 percent of the statements that are
actually lies. Unfortunately, these same tests label as untruthful 11 percent
of statements that are true. Suppose
that a person in a civil case insists
on taking a lie detector test, even
though the findings are not admis-
sible evidence. Based on hours of in-
terviews by opposition lawyers, the
test results indicate that she lies 20
percent of the time on a similar
group of questions.
ASSIGNMENT
Assume the following notation:
L=person actually lied; l=test sug-
gests lie
Answer the following questions af-
ter sketching an appropriate chart
for the data you’ve been given:
1. The lie-detector test has just indicated that the person lied. What is
the likelihood that the lie detector is incorrect (that this is a false-
negative result)?
2. The lie detector test has just indicated that the person told the
truth. What is the likelihood that the lie detector is incorrect (i.e.,
that this is a false-positive result)?
1-13 A forty-five year old man arrives at the emergency room of San Francisco
General Hospital complaining of severe chest pains. Based on 3,240 simi-
lar cases experienced over the past 7 years at SFGH, the following infor-
mation is known:
• Only 486 of the cases in this database were ultimately determined
to have been heart attacks.
1-14 Fatigue has been blamed in numerous aviation accidents over the years
and is a continuing problem especially facing commercial
crews flying aircraft of all sizes. Although it is rare, drugs,
such as amphetamines (“uppers”), are used by pilots to
stay awake and alert. Regardless, it is absolutely illegal and
the Federal Aviation Agency (FAA) randomly tests pilots to
insure that such a violation does not occur. Here are the
results of their efforts:
• Thirty (30) pilots out of 10,000 were discovered to
have actually taken amphetamines.
• Of the 30 drug-takers, 27 had positive test results while 3 had nega-
tive test results.
• Of the remaining 9,970 pilots who were truly not taking ampheta-
mines, 54 had positive test results while the remainder had negative
test results
ASSIGNMENT
Assume the following notation: D=pilot actually took drugs; d= test indi-
cates presence of drugs
1-15 Medical imaging is a new, highly lucrative investment area. You are con-
sidering making an investment with one
of the following three investment firms
that specialize in this industry. Data are
collected regarding the past investment
performance of each company.