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Modified Internal Rate of Return (MIRR)


The Modified Internal Rate of Return (MIRR) is a financial metric used to determine the profitability of an investment or a project. It takes into consideration the cost of capital and the interest rate for reinvested cash flow, thus solving the issues associated with the traditional Internal Rate of Return (IRR). The MIRR provides a more accurate reflection of the potential return on an investment.


The phonetics for “Modified Internal Rate of Return (MIRR)” would be: muh-dahy-fahyd in-turn-uhl rate uhv ri-turn (em-eye-ar-ar)

Key Takeaways

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  1. MIRR measures investment’s profitability: MIRR is a financial metric which is used as a measurement for the profitability of an investment. It considers the cost of capital and provides a more accurate reflection of an investment’s profitability.
  2. MIRR presents a more realistic picture of an investment: Unlike the traditional Internal Rate of Return (IRR), MIRR provides a more realistic picture of the potential profitability of an investment by taking into consideration both the financing cost (the cost of borrowing money to finance the project) and the reinvestment rate of cash inflows.
  3. MIRR handles multiple IRRs: For certain cash flows, there can be multiple IRRs, thus bringing ambiguity to the decision-making process. MIRR solves this problem by providing a single solution, hereby eliminating the problem of multiple IRRs.



The Modified Internal Rate of Return (MIRR) is a crucial term in business and finance as it provides a more accurate reflection of the potential profitability and efficiency of an investment or project. Unlike the standard Internal Rate of Return (IRR), which assumes that the cash flows are reinvested at the project’s own rate of return, the MIRR assumes reinvestment at a potentially different, often more conservative, rate. This results in a more accurate playout of the project’s future value, helping investors and business owners enhance their investment decisions, compare potential investments, and better manage their capital. Thus, MIRR acts as a reliable and realistic tool for assessing the viability of investments and financial projects.


The Modified Internal Rate of Return (MIRR) is a financial measure often utilized by businesses and investors for decision-making purposes. Its primary function is to gauge the potential profitability or financial feasibility of investments, projects, or business initiatives. This is done by taking into account the time value of money and providing a more realistic rate of return that considers both the cost of investment and the interest received on reinvestment of cash flows. Therefore, organizations mainly use MIRR for capital budgeting and project appraisal to help decide whether a particular investment brings a reasonable pay-off against the perceived risk.The MIRR can be valuable for mitigating certain limitations associated with the traditional Internal Rate of Return (IRR), such as multiple IRRs and unrealistic reinvestment rate assumptions. Additionally, MIRR is effective in comparing projects of varying scales and durations, helping decision-makers determine the most attractive investment especially in capital rationing scenarios. It provides an improved picture of a project’s profitability and return potential which are crucial aspects in strategic financial decision making processes. It serves not only as a tool to prioritize investments but also assists in aligning those investments with the strategic targets of the company.


1. Investment in Real Estate: Suppose a property investor acquires a building for $1 million, expecting to sell it after five years for $1.4 million. He also estimates the annual repair and maintenance costs to be $50,000. In this case, using MIRR can help him calculate a more realistic rate of return by considering not just the initial investment and final value, but also his annual expenses during the investment period.2. Startup Business: A tech startup company raises $2 million as initial investment and anticipates $10 million in revenue after 5 years, but is also expecting costs of $1 million per year for running operations. The Startup could use MIRR to better visualize their financial situation. It would take into account the initial investment, expected future cash inflows, and annual costs, yielding a more accurate representation of actual return on investment.3. Infrastructure Project: The government announces a plan to build a new highway with an investment of $100 million, expected to generate $25 million annually in toll revenue over a period of 10 years. To manage the project better, they can use the MIRR to consider the initial construction cost, the annual revenues, and any potential maintenance or repair costs during the given period. This provides a more precise gauge of the project’s profitability and economic desirability.

Frequently Asked Questions(FAQ)

What is the Modified Internal Rate of Return (MIRR)?

The Modified Internal Rate of Return (MIRR) is a financial metric used for calculating the profitability of an investment or project. MIRR adjusts the standard Internal Rate of Return (IRR) to account for the varying costs of capital and the potential investment for cash inflows.

How is the MIRR different from IRR?

While both MIRR and IRR are used to estimate the potential returns of an investment, the key difference lies in how they handle any future cash inflows. IRR assumes that cash inflows are reinvested at the project’s own rate of return, while MIRR assumes that all cash inflows are reinvested at the firm’s cost of capital.

What is the formula for calculating MIRR?

The MIRR is calculated using the formula: MIRR = [(Terminal value of positive cash flows / Absolute value of initial outlay)]^(1/n) – 1Where n is the number of periods.

Why is MIRR considered a more accurate reflector of project profitability than IRR?

MIRR is often preferred over IRR as it provides a more realistic reinvestment rate, which reflects the actual potential return of the project. It also eliminates the multiple IRR problem, providing a unique rate for each project.

In what types of projects or investments is the MIRR most useful?

MIRR tends to be the most useful for projects or investments that generate interim cash inflows, such as bond investments, real estate projects or other investments where cash inflow can be reinvested.

How can one interpret a project’s MIRR?

A higher MIRR suggests that a project or investment may be more attractive from a financial standpoint, while one with a lower MIRR might be less profitable. It’s also crucial to compare MIRR with the firm’s required rate of return or the return rates of alternative projects.

Does a negative MIRR signify a loss?

Yes, a negative MIRR implies that the project wouldn’t yield a return but will result in a loss. Consequently, it’s an indication that investment in the said project is not advisable.

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