Definition of Modified Internal Rate of Return (MIRR) and How it Works

Understand more about the definition of MIRR, and the formula for calculating MIRR. How it works. What MIRR has to say. The disparity between MIRR and IRR.

What Does the Modified Internal Rate of Return Mean?

MIRR is an altered version of the internal rate of return (IRR), which estimates a reinvestment rate and accounts for even or uneven cash flows. In fact, MIRR portrays the cost and profitability of a project more accurately than IRR because it considers the cost of capital as the reinvested rate for a firm’s positive cash flows and the financing cost as the discount rate for the firm’s negative cash flows.

If the MIRR is higher than the expected return, the investment should be made. If the MIRR is lower than the expected return, the project should be rejected. Also, if two projects are mutually exclusive, the project with the higher MIRR should be undertaken.

To compute the MIRR formula for a project, we must understand the potential value of a firm’s positive cash flows discounted at the firm’s cost of capital and the current value of a firm’s negative cash flows discounted at the firm’s cost of capital.

MIRR Formula and Calculation

For Example,

Jude is employed by a construction company and is tasked with calculating the MIRR for two mutually exclusive projects in order to decide which one should be chosen.

Project A has a three-year life cycle, with a capital cost of 12% and a financing cost of 14%. Project B has a three-year life cycle, with a 15% cost of capital and an 18% financing cost.

The following table shows the projects’ estimated cash flows:

YearProject AProject B

Jude determines the future value of the positive cash flows after deducting the cost of investment.

Project A: 4,000 x ( 1 + 12% )1 + 5,000 = 9,480

Project B: 3,000 x ( 1 + 15% )1 + 1,500 = 4,950

The present value of the negative cash flows is then calculated using the borrowing cost as a discount factor..

Project A: -1,000 + ( -2,000 ) / ( 1 + 14% )1 = -3,000

Project B: – 800 + ( -700 / 1 + 18%)1 = -1,500

Jude employs the formula to determine the MIRR for each project.

MIRR = (Future value of positive cash flows / present value of negative cash flows) (1/n) – 1.


Project A: 9,480 / (3000)1/3 -1 = 5.3%

Project B: 4,950 / (1500)1/3 -1 = 10.0%

It should be noted that Project B should be pursued since it has a greater MIRR than Project A, despite the fact that they are mutually exclusive initiatives.

What MIRR Has To Say

The MIRR is a metric that is used to rank investments or projects of varying sizes. The formula addresses two key issues with the commonly used IRR computation. The first major issue with IRR is that it is possible to find many solutions to the same assignment. The second issue is that it is regarded as impracticable in practice to assume that positive cash flows will be reinvested at the IRR. With the MIRR, there is only one solution for each project, and the reinvestment rate of positive cash flows is significantly more accurate in reality.

The MIRR enables project planners to adjust the projected rate of reinvested revenue as the project progresses. The most common way is to include the average predicted cost of capital, but any exact expected reinvestment rate can be added.

MIRR vs. IRR: What’s the Difference?

Despite its popularity among corporate executives, the internal rate of return (IRR) statistic is likely to exaggerate a project’s success and can result in capital planning errors depending on a highly positive projection. This shortcoming is compensated for by the modified internal rate of return (MIRR), which offers managers more power over the expected reinvestment rate from cashflows.

An IRR calculation is similar to a cumulative growth rate that is reversed. With regard to reinvested cash flows, it must lower the growth rate from the initial investment. The IRR, on the other hand, does not depict how cash flows are really pushed back into upcoming work.

Cash flows are frequently reinvested at the cost of capital, rather than at the rate at which they were produced. The internal rate of return (IRR) presumes that the pace of growth remains consistent from project to project. With simple IRR figures, it’s quite easy to exaggerate the potential future price.

One big difficulty with IRR arises when a project has different periods of positive and negative cash flows. In some circumstances, the IRR generates many numbers, resulting in ambiguity and misunderstanding. This is also a problem that MIRR tackles.

MIRR vs. FMRR: What’s The Difference?

The financial management rate of return (FMRR) is a metric most often used to evaluate the performance of a real estate investment and pertains to a real estate investment trust (REIT). The modified internal rate of return (MIRR) improves on the standard internal rate of return (IRR) value by adjusting for differences in the assumed reinvestment rates of initial cash outlays and subsequent cash inflows. FMRR takes things a step further by specifying cash outflows and cash inflows at two different rates, known as the “safe rate” and the “reinvestment rate.”

The safe rate presumes that the money needed to cover negative cash flows is earning interest at a rate that is conveniently accessible and can be withdrawn at any time (i.e., within a day of account deposit). In this case, the rate is “safe” since the money is highly liquid and easily accessible when required with minimum risk.

Definition of Modified Internal Rate of Return (MIRR) and How it Works

Once positive cash flows are reinvested in a corresponding medium or long-term project with comparable risk, the reinvestment rate is included. Because it is not liquid (i.e., it relates to another venture), the reinvestment rate is higher than the safe rate. This necessitates a higher-risk discount rate.

The Drawbacks Of MIRR

The major constraint of MIRR is that in order to pick a side, you must calculate an estimate of the cost of capital, which is a subjective computation that differs based on the assumptions used.

When numerous investment choices are considered, the MIRR, like the IRR, provides information leading to sub-optimal judgments that do not gain profit. MIRR does not define the numerous effects of multiple investments in absolute terms; NPV is frequently a more effective theoretical basis for picking mutually exclusive projects. In the case of capital rationing, it may also fail to meet the best outcomes.

MIRR is extremely tough to comprehend for those without financial status. Furthermore, experts disagree about MIRR’s theoretical foundation.

To Use MIRR As An Instance

The following is a basic IRR calculation. Assume a two-year project with a $195 initial investment and a 12 percent cost of capital returns $121 in the first year and $131 in the second year. When the IRR is 18.66 percent, find the IRR of the project so that the net present value (NPV) = 0.


To compute the MIRR, assume that the project’s positive cash flows will be reinvested at a 12 percent cost of capital. As a result, when t = 2, the future value of the positive cash flows is computed as:


Then, divide the future value of the initial cost by the future value of the working capital, which was $195, and find the geometric return for two periods. Lastly, using the MIRR formula, adjust this ratio for the time period:


Definition of Modified Internal Rate of Return (MIRR) and How it Works

In this case, the IRR paints an unduly optimistic view of the project’s potential, whereas the MIRR paints a more accurate picture of the project’s potential. Compete with $100,000 in virtual cash without taking any risks. Use our FREE Stock Simulator to put your trading talents to the test. Compete against hundreds of other traders on Investopedia and trade your way to the top! Before you start risking your own money, practice trading in a simulated environment. Practice trading tactics to permit you enter the real market when the time comes.

Internal Rate of Return (IRR)

The internal rate of return (IRR) is a metric in capital budgeting to estimate the return of potential investments. 

How the Financial Management Rate of Return Works The financial management rate of return is a real estate measure of performance that adjusts for unique discount rates for safe and riskier cash flows. 

Internal Rate of Return (IRR) RuleThe internal rate of return (IRR) rule is a guideline for evaluating whether a project or investment is worth pursuing. 

How Money-Weighted Rate of Return Measures Investment performance money-weighted rate of return is the rate of return that will set the present values of all cash flows equal to the value of the initial investment. 

Pooled Internal Rate of Return (PIRR)Pooled internal rate of return computes the overall IRR for a portfolio that contains several projects by aggregating their cash flows. 

Net Present Value (NPV)Net Present Value (NPV) is the difference between the present value of cash inflows and the present value of cash outflows over a period of time. 

Definition of Modified Internal Rate of Return And How It Work.

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