XIRR

Advanced

Financial

Calculates internal rate of return for irregular cash flows occurring at specific dates. Superior to IRR for real-world investments.

Syntax
=XIRR(values, dates, [guess])
Parameters
values
Required
(range)

Series of cash flows (negative for payments, positive for income)

dates
Required
(range)

Dates corresponding to each cash flow

guess(number)

Initial guess for rate (optional, default 10%)

Examples
Real-world examples to help you understand how to use XIRR

Investment return with irregular contributions

=XIRR(A2:A5, B2:B5)

Calculates annualized return for investments made at different times

Result: ~12.5%

Real estate investment analysis

=XIRR(C2:C10, D2:D10)

IRR for property with purchase, rental income, and sale

Result: Annualized return %

Common Use Cases
  • ✓Calculate portfolio returns
  • ✓Analyze real estate investments
  • ✓Evaluate business projects
  • ✓Measure performance with irregular deposits
  • ✓Compare investment opportunities
Pro Tips
  • 💡First cash flow usually negative (investment)
  • 💡Dates must be actual Excel dates
  • 💡More accurate than IRR for irregular periods
  • 💡Returns annualized rate
Common Errors
  • ⚠️All values same sign (#NUM! error)
  • ⚠️Dates not in chronological order
  • ⚠️Text dates instead of date values
  • ⚠️No positive cash flow
Related Formulas
IRRRATE

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