MIRR Calculator

MIRR Calculator

MIRR Calculator

MIRR Calculator

When it comes to making informed financial decisions regarding investment projects, understanding and utilizing tools such as the (Modified Internal Rate of Return) MIRR calculator is immensely beneficial. Using the MIRR calculator can provide investors and businesses with valuable insights for better decision-making in financial planning and investment analysis. Let’s check out how to calculate MIRR.

What is MIRR (Modified Internal Rate of Return)?

Modified Internal Rate of Return, or MIRR, is a way to figure out how profitable an investment or project is.

It considers not only how much money you put in and how much you get back but also takes into account how you might reinvest the money you make along the way.

This makes MIRR a more realistic measure of an investment’s success because it acknowledges that you might not always reinvest your money at the same rate.

In simpler terms, MIRR helps you get a more accurate picture of how good an investment is by considering different rates of reinvestment for the money you earn from the investment.

MIRR Formula

MIRR Calculator using WACC


We get, MIRR = [(FV_CF / PV_CF) ^ (1 / n)] – 1


MIRR: Modified Internal Rate of Return
FV_CF: Future Value of Cash Flows, which is the sum of all cash flows after applying the financing or reinvestment rate.
PV_CF: Present Value of Cash Flows, which is the initial investment (CF0) plus the sum of all cash flows after discounting them at the financing or reinvestment rate.
n: Number of periods.

MIRR Calculation Example

Let’s go through a simple example of MIRR calculation.

Suppose you have an investment with the following cash flows:

Initial Investment (Year 0): $100,000 (negative because it’s an outgoing cash flow)

Cash inflow at the end of Year 1: $30,000

Cash inflow at the end of Year 2: $40,000

Cash outflow for reinvestment at 10%: $20,000

Using the MIRR formula.

MIRR = Number of Periods√((Future Value of Positive Cash Flows at Reinvestment Rate) ÷ (- Present Value of Negative

Let’s say you invested $100,000 in a project, and you got $30,000 back in the first year and $40,000 in the second year. You also had to reinvest $20,000 at a 10% rate. To find out how well your investment did, you can use the MIRR formula. In this example, the MIRR is around 9.59%, showing the project’s overall return.

How to Calculate MIRR with the help of MIRR calculator?

Calculating MIRR using a MIRR calculator typically involves entering the cash flows, the reinvestment rate, and the financing rate. Here are general steps for using a MIRR calculator to compute MIRR,

Enter Cash Flows

Input the initial investment as a negative value.
Input the subsequent cash inflows as positive values.

Set Reinvestment Rate (r)

Find the function or button on your calculator that allows you to set the reinvestment rate.

Set Financing Rate (f)

Locate the function or button for setting the financing rate.

Calculate MIRR

Find the MIRR function on your calculator or use the IRR (Internal Rate of Return) function, as they might be labeled similarly.
The calculator will prompt you to enter the reinvestment rate (r) and the financing rate (f).

Read the Result

After inputting the rates, the calculator will compute the MIRR, and you can read the result on the display.
Keep in mind that different financial calculators may have slightly different procedures, so refer to your calculator’s user manual for specific instructions.

Comparing MIRR and IRR

Here’s a comparison between MIRR (Modified Internal Rate of Return) and IRR (Internal Rate of Return):


IRR– It is the rate at which the net present value (NPV) of cash flows becomes zero.
MIRR– MIRR is a modified version of IRR that considers both the cost of funds and the reinvestment rate of positive cash flows.


IRR- Calculated solely based on the cash flows and their timing.
MIRR- Involves separate rates for financing and reinvestment, considering both positive and negative cash flows.


IRR- Assumes that positive cash flows are reinvested at the IRR itself.
MIRR- Assumes that positive cash flows are reinvested at the financing rate, and negative cash flows are considered as an upfront cost.

Multiple Rates

IRR- This may have multiple solutions in some cases, leading to complexity in interpretation.
MIRR- Typically provides a unique solution, making it easier to interpret.


IRR- This may not always reflect realistic reinvestment assumptions.
MIRR- Aims to address realism issues by using separate rates for financing and reinvestment.

Decision Criterion

IRR- Generally, accept the project if IRR is greater than the required rate of return.
MIRR- Generally, accept the project if MIRR is greater than the required rate of return.

Why MIRR Calculator is called Financial Tools for Investment Analysis?

An MIRR Calculator is like a special tool used by people who want to figure out if an investment is a good idea. It’s called a financial tool for investment analysis because it helps us look at investments more accurately.

Here’s why it’s useful

Considers Reinvestment and Financing

It thinks about what happens when we make money from our investments. Some of that money can be invested again, and the tool helps us see how much we could make from that.

Thinks About Time

It also thinks about the fact that money today is worth more than the same amount in the future. So, it helps us compare the value of money over time.

Gives a Realistic Profit

Instead of assuming all the money is reinvested at the same rate, it allows for the possibility that we might reinvest it at a different rate. This gives a more realistic idea of how much profit we could make.

Helps Make Smart Choices

By using this tool, people can make smarter decisions about whether an investment is worth it or if there might be a better option.

Works for Tricky Situations

It’s handy when dealing with investments that have irregular cash flows or involve different phases. The tool is flexible and can handle various situations.

In simple terms, an MIRR Calculator is like a guide that helps us understand investments better, considering how we can make money from them and how we can spend money on them.


What does MIRR stand for?

MIRR stands for Modified Internal Rate of Return. It’s a financial metric used to assess the potential profitability of an investment, considering both reinvestment and financing rates.

How is MIRR different from IRR?

While both are measures of investment profitability, IRR assumes reinvestment at the same rate as the initial investment, whereas MIRR considers different rates for reinvestment and financing, providing a more realistic picture.

What information do I need to use a MIRR calculator?

You’ll need the initial investment amount, a series of cash inflows (positive values), and the reinvestment rate. Some calculators may also ask for the financing rate.

Why is MIRR important in investment analysis?

MIRR is important because it accounts for the actual conditions of investing, where cash inflows may be reinvested at different rates. It offers a more accurate assessment of an investment’s potential profitability.

How do I interpret the MIRR result?

The MIRR result is a percentage that represents the estimated annual rate of return on investment, factoring in both reinvestment and financing. A higher MIRR suggests a potentially more profitable investment.

Can MIRR be negative?

Yes, MIRR can be negative. A negative MIRR implies that the investment may not meet the required rate of return, indicating a potential loss.

What limitations should I be aware of when using MIRR?

MIRR assumes constant rates over time, and its accuracy depends on the accuracy of the cash flow estimates. It may not be suitable for all investment scenarios.

Can MIRR be used for any type of investment?

MIRR can be used for various types of investments, including projects with irregular cash flows, multiple investment phases, or different reinvestment and financing rates.

Is there a rule of thumb for a good MIRR value?

There isn’t a specific rule of thumb for a “good” MIRR, as it depends on the investor’s required rate of return and expectations. A higher MIRR is generally preferred, but it should be considered alongside other investment criteria.

How frequently should I use the MIRR calculator for an investment portfolio?

The frequency of using the MIRR calculator depends on changes in cash flows or investment conditions. It’s useful for periodic assessments, especially when considering adjustments to the investment strategy.

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