IRR Calculator — Internal Rate of Return with NPV (Free)
Calculate IRR and NPV for any investment with multiple cash flows over time. Add up to 10 years of projected cash flows and benchmark against S&P 500 and.
IRR Calculator
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Net Present Value (NPV)
▲ $29,078.68
Total Cash Inflows (Years 1+)
$175,000
Net Return (Inflows minus Investment)
▲ $75,000
Payback Period
3.3 years
Scenario Comparison
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Cash Flow Timeline & Cumulative Balance
IRR Interpretation & Benchmarks
Your IRR
19.71%
| Benchmark | Threshold | Your IRR |
|---|---|---|
| High-Yield Savings (~5%) | 5% | BEATS IT |
| S&P 500 Average (~10%) | 10% | BEATS IT |
| Typical Real Estate (8–12%) | 10% | BEATS IT |
| Venture Capital Target (20%+) | 20% | BELOW IT |
Payback Period — When Does This Investment Break Even?
Present Value Breakdown
| Year | Cash Flow | Discount Factor | Present Value |
|---|---|---|---|
| Year 0 | -$100,000.00 | 1.0000 | -$100,000.00 |
| Year 1 | $25,000.00 | 0.9091 | $22,727.27 |
| Year 2 | $30,000.00 | 0.8264 | $24,793.39 |
| Year 3 | $35,000.00 | 0.7513 | $26,296.02 |
| Year 4 | $40,000.00 | 0.6830 | $27,320.54 |
| Year 5 | $45,000.00 | 0.6209 | $27,941.46 |
| Year 6 | $0.00 | 0.5645 | $0.00 |
| Year 7 | $0.00 | 0.5132 | $0.00 |
| Year 8 | $0.00 | 0.4665 | $0.00 |
| Year 9 | $0.00 | 0.4241 | $0.00 |
| Year 10 | $0.00 | 0.3855 | $0.00 |
| Net Present Value (NPV) | $29,078.68 | ||
Cash Flow Summary
| Year | Cash Flow | Cumulative |
|---|---|---|
| Year 0 (Investment) | -$100,000 | -$100,000 |
| Year 1 | $25,000 | -$75,000 |
| Year 2 | $30,000 | -$45,000 |
| Year 3 | $35,000 | -$10,000 |
| Year 4 | $40,000 | $30,000 |
| Year 5 | $45,000 | $75,000 |
| Year 6 | $0 | $75,000 |
| Year 7 | $0 | $75,000 |
| Year 8 | $0 | $75,000 |
| Year 9 | $0 | $75,000 |
| Year 10 | $0 | $75,000 |
Decision Rule
If IRR > your cost of capital (discount rate), the investment creates value and NPV will be positive. If IRR < your cost of capital, you would be better off investing the same dollars at your required rate of return elsewhere.
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