IRR Calculator

Estimate the Internal Rate of Return (IRR) for an investment with equal annual cash flows using bisection. Free, instant, no signup.

years
Formula: NPV(r) = −Investment + Σ Cashflow/(1+r)^t = 0 → solve for r
  • r = IRR (solved by bisection)
  • t = year index 1..n

How to use the IRR Calculator

  1. Enter your values. Fill in the fields with your numbers.
  2. Calculate. Press Calculate to run the irr calculator.
  3. Use the result. Copy the result or try a related tool next.

Why use our IRR Calculator

Instant results. Enter your figures and the irr calculator returns an answer in seconds.
Free & private. Runs in your browser — no signup, and nothing is sent to a server.
Accurate. Uses standard formulas so you can rely on the numbers.

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About the IRR Calculator

The IRR Calculator finds the internal rate of return for a series of cash flows: the single annualized discount rate that makes the net present value of every inflow and outflow equal zero. You enter your initial outlay (a negative number, since money leaves your pocket) followed by each period's cash flow, and the tool returns the percentage rate at which the investment exactly breaks even in present-value terms. Because IRR bakes the timing of money into one figure, it is the standard yardstick for comparing projects, property deals, private-equity funds, and any plan where cash arrives unevenly over several years rather than as a single lump sum.

Reach for this calculator whenever you need to judge a multi-year investment by a single comparable number. Real-estate investors use it to score a buy-and-hold deal against a target like 8-10% for stable core assets or 15%+ for value-add plays; business owners use it to rank capital projects against their cost of capital, funding only those whose IRR clears the hurdle rate. It is also handy for sense-checking a fund's quoted return or comparing two offers with different payout schedules. Note that IRR rewards early cash: a 50% total gain over two years works out to roughly 22% IRR, while the same 50% spread over five years is only about 8%.

Under the hood, IRR cannot be solved with a single algebraic step, so the calculator solves it iteratively. It starts from a guess (often 10%), computes the NPV of your cash flows at that rate, and then refines the rate, narrowing on the value where NPV crosses zero using a Newton-Raphson or interpolation routine, exactly how spreadsheet IRR functions work. One caveat built into the math: standard IRR implicitly assumes interim cash flows are reinvested at the IRR itself, which can flatter high-return deals. When cash flows switch sign more than once, more than one rate can satisfy the equation, the well-known multiple-IRR problem, in which case MIRR or NPV is the safer guide.

Everything is computed in your browser. Your cash-flow figures are never uploaded, logged, or stored on a server, so you can model sensitive deal numbers privately and reload the page to start fresh. The result is a mathematical solution to your exact inputs, so its accuracy depends entirely on the realism of your cash-flow estimates and on using a consistent period length (yearly figures give an annual IRR; monthly figures give a monthly rate you must annualize). For sign-changing or unconventional cash-flow patterns, cross-check the answer against NPV at your own discount rate before acting on it.

Frequently asked questions

What is a good IRR?

It depends on the risk and the alternative uses of your money: an IRR only adds value when it beats your hurdle rate or cost of capital. In real estate, roughly 8-10% is typical for stable core assets and 15%+ for higher-risk value-add deals, but a 12% IRR on a safe project can beat a 20% IRR on a risky one.

How do I enter cash flows in the IRR Calculator?

Enter your initial investment as a negative number (cash going out), then list each later period's net cash flow with its correct sign, positive for money received, negative for further outlays. The periods must be equally spaced, and the IRR you get matches that spacing, so yearly figures produce an annual rate.

What is the difference between IRR and NPV?

NPV gives you a dollar value of an investment at a discount rate you choose, while IRR is the specific discount rate that drives that NPV to zero. They answer related questions, and when comparing mutually exclusive projects NPV is generally the more reliable decision rule.

Why does the calculator return more than one IRR, or none at all?

When your cash flows change sign more than once (for example, an outflow, then inflows, then another large outflow), the underlying equation can have multiple valid solutions or none. In those cases IRR is unreliable, so use NPV at your own discount rate or the modified IRR (MIRR) instead.

Does IRR assume I reinvest the cash I receive?

Yes, the standard IRR formula implicitly assumes every interim cash flow is reinvested at the IRR itself, which can overstate the return on high-IRR deals. If that assumption is unrealistic, MIRR lets you reinvest at a more conservative rate such as your cost of capital.

From our blog

How to Read a SIP Calculator: Turning Monthly Savings Into a Realistic Target

By the Super Simple Digital Tools Team · Updated June 2026

Most people open a SIP Calculator hoping to answer one question: if I invest a little every month, how much will I actually have later? The tool answers that by simulating regular monthly contributions and compounding them at an assumed rate. But the value of the calculator is not the single big number it produces; it is the way it lets you experiment. By changing one input at a time, you can see exactly which lever, the amount, the rate, or the time, moves your outcome the most, and that insight is what shapes a workable plan.

Start with time, because it is the most powerful and the most underrated input. Compounding rewards length disproportionately: extending a plan from 10 to 20 years usually more than doubles the corpus, even though you only doubled the contributions. Try it yourself in the calculator. Hold the monthly amount and rate fixed, then push the years out and watch the gains column grow far faster than the invested column. This is why financial planners stress starting early; a five-year head start often beats a larger monthly amount started later.

Next, be deliberate about the expected return. The calculator will happily accept 15 or 18 percent, but a projection built on an aggressive assumption can mislead you into saving too little. A more useful habit is to run three scenarios: a conservative rate, a moderate one, and an optimistic one. If your goal is still reachable under the conservative case, your plan is robust. If it only works at the optimistic rate, you are relying on luck, and it is wiser to raise your monthly contribution instead.

Use the calculator in reverse when you have a fixed goal. Suppose you need a specific amount for a down payment in eight years. Rather than guessing, keep adjusting the monthly figure until the projected corpus lands on your target. This turns a vague intention into a concrete monthly habit you can actually budget for. It also reveals when a goal is unrealistic for your timeframe, which is valuable to know early, while you still have room to extend the horizon or trim the target.

Finally, remember what the number leaves out. The projection assumes a smooth, constant return, but markets are bumpy, and the calculator does not subtract expense ratios, exit loads, or taxes on your gains. Read the output as a planning compass, not a contract. The disciplined behaviour it encourages, investing the same amount month after month regardless of market noise, is ultimately what builds the corpus; the calculator simply helps you choose a target worth committing to.

  • Convert annual to monthly correctly: a 12 percent annual return is about 0.95 percent per month, not 1 percent, because returns compound.
  • Run conservative, moderate, and optimistic return scenarios so your plan does not depend on the best-case assumption holding true.
  • Use the calculator in reverse: fix your target corpus and adjust the monthly amount until the projection matches your goal.
  • Mentally shave a little off the result to account for expense ratios, exit loads, and taxes, which the gross projection ignores.

Read the full guide →

Tool by the Super Simple Digital Tools Team. Reviewed by our editorial team. Free to use, no signup required.

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