Understanding the Difference Between IRR and MIRR

IRR is the discount amount for investment that corresponds between the initial capital outlay and the present value of predicted cash flows. MIRR is the price in the investment plan that equalises the latest value of the cash inflow to the first cash outflow.

Business managers frequently use the internal rate of return (IRR) metrics, which tends to overestimate project profitability and can lead to capital budgeting errors based on an overly pessimistic estimate. This flaw is compensated for by the modified internal rate of return (MIRR), which also gives managers more control over the ostensible reinvestment rate from future cash flow. when a project’s positive and negative cash flow periods are of varying lengths In these circumstances, the IRR generates multiple numbers, which causes uncertainty and complication. MIRR solves this issue or problem as well. The MIRR is a realistic view of returns, whereas the IRR is more pessimistic. ADVERTISEMENTCONTINUE READING BELOW.

An economic tool for cash flow analysis known as the internal rate of return (IRR) is widely used to evaluate the performance of investments, capital attainment, project proposals, programs, and business case scenarios. A revenue or cash flow stream, a series of net cash flow outcomes anticipated from the capital (or action, acquisition, or business case scenario), are the starting points for IRR analysis. Most businesspeople have heard of “internal rate of return” at the very least. Because financial officers frequently require an IRR estimate to support budget requests or action proposals, the name is well-known. Many CFOs, Controllers, and other financial professionals favor IRR as a metric. Additionally, a number of organizations define an obstacle rate as an IRR, so some businesspeople are aware of IRR. They specify the IRR rate that incoming proposals must meet or surpass to be approved and funded. ADVERTISEMENTCONTINUE READING BELOW.

The modified internal rate of return (MIRR) aims to finance the opening costs at the firm’s financing cost and reintegrate positive cash flows at the firm’s cost of capital. As a result, the MIRR determines a project’s cost and profitability with greater accuracy. When grading investments or projects of different sizes, the MIRR is used. The reinvesting rate of positive cash flows is much more legitimate in practice with the MIRR because there is only one possible outcome for a specific project. Project managers can alter the assumed rate of reinvested growth from one phase of a project to another using the MIRR. The most common approach is to input the typical estimated cost of capital, but there is flexibility to include any particular anticipated reinvestment rate. By assuming that positive cash flows are reinvested at the firm’s cost of capital, MIRR outperforms IRR. A company’s or an inventor’s potential investments or projects are typically ranked by MIRR. Multiple IRRs are a problem, but MIRR is designed to produce a single solution to that problem.

Both operating budgeting methods use the same conclusion measure, but MIRR describes better profit compared to IRR for two main reasons: e. First, it is possible to reinvest cash flows at the expense of capital, and second, MIRR does not involve multiple rates of return. ADVERTISEMENT.

IRR vs MIRR – The Problem With IRR Explained

What is the difference between IRR and MIRR?

IRR and MIRR calculate the projected rate of return on a project. Both the IRR and MIRR assist businesses in determining a project’s viability. The formulas and their workings differ considerably in a number of ways:

Cost of capital

The cost of capital is not a factor in the IRR’s equation. Instead, the IRR leaves out a number of variables, such as the cost of capital and inflation. Capital budgeting, or MIRR, determines the potential return on an investment or project by taking the cost of capital into account.

Rate of return

When there is no Net Present Value (NPV), the interest rate is calculated using the IRR. The MIRR determines a rate of return using an NPV equal to the investment’s cost. The MIRR measures the rate of return on investment and the potential profitability of a project. In contrast, the IRR does not take the cost of the investment into account when estimating the potential rate of return.

Interim cash flow

IRR users presume that money will be reinvested at that rate of return. When using MIRR, it is assumed that the money will be reinvested at the company’s rate of return. IRR forecasts the rate of return based on the project, whereas MIRR determines the expected rate of return by considering the company as a whole.


Because it takes into account the cost of capital and accurately estimates the reinvestment rate, the MIRR calculates potential rates of return with greater accuracy. The MIRR addresses perceived shortcomings with IRR analysis. IRR may overstate a projects profitability. The MIRR helps adjust for that possibility. Additionally, the IRR may occasionally return two distinct numbers. This happens when the signals for cash flow oscillate repeatedly, moving from positive to negative. The MIRR returns only a single solution.

What is the modified internal rate of return?

A capital budgeting method is the modified internal rate of return (MIRR). It’s a method of calculating the potential profitability of a project by taking into account variables like the anticipated cost of capital, anticipated revenues, and anticipated expenses. The MIRR assumes that cash flows are reinvested at the cost of capital. The MIRR also presupposes that financing outlays, or expenses, comes at a cost.

Formula for MIRR

When calculating the MIRR, start with these three steps:

The MIRR formula looks like this:

MIRR is equal to n FV (positive cash flows times cost of capital) / PV (initial expenditures times financing cost) – 1.

The duration of the calculation is represented by “n” in the following formula.

Why is MIRR important?

When a company decides to invest capital in a project or initiative, the MIRR can be crucial to that decision. Because it can accurately forecast a project’s return on investment and inform business leaders whether to proceed with an investment, MIRR is significant.

Executives of the company believe that the project is a good investment choice if the MIRR is higher than the anticipated return. The project is viewed negatively by decision-makers if the MIRR is less than the anticipated return. The MIRR can occasionally stack rank projects of various sizes, which can assist a business in selecting which projects to advance, establishing their priorities, and selecting the right time to advance capital improvements and investments.

Example MIRR calculation

Here is a scenario where the potential rate of return of a project is calculated using the MIRR formula:

Company Y wants to assess the viability of its plan to upgrade a factory. An upgrade to the factory might cost $150 million. The company anticipates that the upgrade will increase productivity and consequently revenue. The upgrade might boost sales by $30 million in the first year, $60 million in the second year, and $100 million in the third year. Company Y can borrow money at a rate of 12%. Executives project the expected return on the project at 10%.

Due to the fact that this is the only expense connected with the project, the discounted financing rate is $150 million. Lets say the financing cost is 8%. If we plug the numbers into our formula, we get:

**n√ FV (190 x . 12) / PV (150 x . 08) – 1**.

**= 1.9**

Calculate the square root.

**1.3784 -1**

**= 37.8%**

The analysis divides 37. 8% by the number of time periods the MIRR evaluates. In this example, the time span covers three years. So the final MIRR number is 12. 6%. The 12. 6% MIRR is greater than the anticipated return of 10%, so the company can proceed with the project.

MIRR tips

Here are a few tips to help you use MIRR:


What is the relationship between IRR and MIRR?

By assuming that positive cash flows are reinvested at the firm’s cost of capital, MIRR outperforms IRR. A company or investor’s potential investments or projects are ranked using MIRR. The issue of multiple IRRs is resolved by MIRR, which is intended to produce a single solution.

What’s the difference between the IRR and the MIRR and which generally gives a better idea of the rate of return on the investment in a project?

What distinguishes the IRR from the MIRR, and which typically provides a better indication of the rate of return on an investment in a project? Reinvestment rate assumption distinguishes the IRR from the MIRR methods. A better indication of the project’s rate of return is provided by MIRR.

Is MIRR more realistic than IRR?

Some would contend that MIRR makes a more realistic assumption about the reinvestment rate because it is almost always lower than IRR. But there is a lot of misunderstanding regarding what the reinvestment rate actually means. The NPV and IRR techniques both presuppose that a project’s cash flows will be reinvested in that project.

Why is MIRR lower than IRR?

The more responsible assumption that the cash inflows from a project will be reinvested at the rate of the cost of capital is used by MIRR to calculate the return on investment. As a result, MIRR typically has a lower tendency than IRR.

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