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IRR Calculator
Estimate internal rate of return, NPV at a hurdle rate, profitability index, simple ROI, and payback period from investment cash flows.
Internal Rate of Return (IRR) Calculator
Use this free IRR calculator to estimate the annualized return implied by an investment's cash flows. Enter the initial investment, yearly cash inflows, terminal value, and hurdle rate to review IRR, NPV, profitability index, payback period, and simple ROI in one place. It works well with the ROI Calculator, the Present Value Calculator, and the full Financial Calculators category.
Investment and Exit
Annual Cash Flows
Results
return viewThis project clears the hurdle rate
The estimated IRR is 15.29% and the NPV at your hurdle rate is $16,967.79.
Return Summary
Estimated IRR15.29%
NPV at Hurdle Rate$16,967.79
Profitability Index1.17x
Simple ROI63.00%
Payback Period3.94 years
Net Profit$63,000.00
Cash-Flow Position
Initial Investment$100,000.00
Total Inflows$163,000.00
Required Return10.00%
Final-Year Exit Included$25,000.00
Cash-flow timeline
Period-by-period view of nominal cash flow, discounted value at the hurdle rate, and cumulative payback progress.
Discounted at 10.00%
| Period | Cash Flow | Discounted Value | Cumulative Cash Flow |
|---|---|---|---|
| Initial investment | $-100,000.00 | $-100,000.00 | $-100,000.00 |
| Year 1 | $18,000.00 | $16,363.64 | $-82,000.00 |
| Year 2 | $24,000.00 | $19,834.71 | $-58,000.00 |
| Year 3 | $28,000.00 | $21,036.81 | $-30,000.00 |
| Year 4 | $32,000.00 | $21,856.43 | $2,000.00 |
| Year 5 + terminal value | $61,000.00 | $37,876.20 | $63,000.00 |
What is an IRR calculator?
An IRR calculator is an investment-analysis tool that estimates the annualized return implied by a series of project cash flows. Instead of looking only at total profit, it evaluates when money goes out and when it comes back, which makes it more useful for time-sensitive comparisons.
That makes it useful for comparing projects, rental or business investments, capital spending, acquisitions, and longer-term opportunities where timing matters. To compare a time-aware return metric with simpler percentage views, continue into the ROI Calculator, the Present Value Calculator, or browse more Financial Calculators.
How this calculator works
The calculator treats the initial investment as a negative cash flow and the later yearly inflows as positive cash flows. It then solves for the rate that makes the net present value of those cash flows equal to zero. That rate is the internal rate of return.
It also uses your hurdle rate to calculate NPV, builds a discounted cash-flow timeline, estimates simple ROI and payback period, and shows whether the project's implied return is above or below your required rate. If you want to pressure-test valuation assumptions directly, continue into the Present Value Calculator or the Future Value Calculator.
Worked example
The default example uses an initial investment of $100,000.00, five years of cash inflows, and a terminal value in the final year so you can review both the return rate and the project's discounted value at a 10% hurdle rate.
Example inputs
Initial investment$100,000.00
Total inflows$163,000.00
Hurdle rate10.00%
Net profit$63,000.00
Example result
In the default example, the investment produces an estimated IRR of 15.29%. At the selected hurdle rate, the project still shows an NPV of $16,967.79, and the payback period is roughly 3.94 years.
Frequently asked questions
An IRR calculator estimates the discount rate that makes the net present value of an investment's cash flows equal to zero. In plain terms, it shows the annualized return implied by the timing and size of the project's outflows and inflows.
Related financial tools
Continue from IRR analysis into time-value-of-money, valuation, and simpler return comparisons with these related tools.
If you are comparing investments across several metrics, it also helps to review the ROI Calculator, the Present Value Calculator, and the Future Value Calculator before finalizing an investment decision.
Explore This Tool in Context
IRR Calculator is part of the Financial Calculators collection. If you want a broader view of similar workflows, open the Financial Calculators category page or browse all QuickTools categories.
Common next steps after this tool include Estate Tax Calculator, Social Security Calculator and Annuity Payout Calculator.
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