Internal rate of return

The internal rate of return (IRR) is a measure of an investment’s rate of return. The term internal refers to the fact that the calculation excludes external factors, such as the risk-free rate, inflation, the cost of capital, or various financial risks. The internal rate of return (IRR) is a measure of an investment’s rate of return. The term internal refers to the fact that the calculation excludes external factors, such as the risk-free rate, inflation, the cost of capital, or various financial risks. It is also called the discounted cash flow rate of return (DCFROR). The internal rate of return on an investment or project is the 'annualized effective compounded return rate' or rate of return that sets the net present value of all cash flows (both positive and negative) from the investment equal to zero. Equivalently, it is the discount rate at which the net present value of the future cash flows is equal to the initial investment, and it is also the discount rate at which the total present value of costs (negative cash flows) equals the total present value of the benefits (positive cash flows). Speaking intuitively, IRR is designed to account for the time preference of money and investments. A given return on investment received at a given time is worth more than the same return received at a later time, so the latter would yield a lower IRR than the former, if all other factors are equal. A fixed income investment in which money is deposited once, interest on this deposit is paid to the investor at a specified interest rate every time period, and the original deposit neither increases nor decreases, would have an IRR equal to the specified interest rate. An investment which has the same total returns as the preceding investment, but delays returns for one or more time periods, would have a lower IRR. In the context of savings and loans, the IRR is also called the effective interest rate. Corporations use IRR in capital budgeting to compare the profitability of capital projects in terms of the rate of return. For example, a corporation will compare an investment in a new plant versus an extension of an existing plant based on the IRR of each project. To maximize returns, the higher a project's IRR, the more desirable it is to undertake the project. To maximize return, the project with the highest IRR would be considered the best, and undertaken first. The internal rate of return is an indicator of the profitability, efficiency, quality, or yield of an investment. This is in contrast with the net present value, which is an indicator of the net value or magnitude added by making an investment. Applying the internal rate of return method to maximize the value of the firm, any investment would be accepted, if its profitability, as measured by the internal rate of return, is greater than a minimum acceptable rate of return. The appropriate minimum rate to maximize the value added to the firm is the cost of capital, i.e. the internal rate of return of a new capital project needs to be higher than the company's cost of capital. This is because only an investment with an internal rate of return which exceeds the cost of capital has a positive net present value. However, the selection of investments may be subject to budget constraints, or there may be mutually exclusive competing projects, or the capacity or ability to manage more projects may be practically limited. In the example cited above of a corporation comparing an investment in a new plant to an extension of an existing plant, there may be reasons the company would not engage in both projects.