yrs to go,
I agree completely, and figured semantics was at the heart of our discussion. An example I would use is the cost of money, historically, is a percent to a percent and a half. (I don't have any proof of that just a quotes from several professors) Likewise the long term inflation rate in the U.S. is about 3.5%, again not source. Add the two together and you get 5%, or close. This represent a 'safe rate' if 'inflation' is expected to be 'normal'. However, few expect the inflation rate to be that low over the coming years, yet the current treasury rates, (and I have not looked recently) I believe would lead one to believe that higher than normal inflation is not currently priced into the 'safe' discount rate.
My point in trying to bring out the components of a discount rate, is that each of us have our idea of what inflation, and risk might be in our future income flows. Also to point out the ease of which excel makes calculating discount cash flows. As risk can effect the discount rate more than inflation and cost of capital, it is the determination of risk that separate good appraisers from hacks. And, it is the ability to assess risk in ones own portfolio that will make the biggest difference in ones net worth.