Tools for the financial analyst

Excel MIRR function lacks the features one would want in modified IRR calculation, such options include use of compounding frequencies of interest, the different lengths for period, the mid-year discounting convention to name a few. The good news however is that tadXL add-in offers hosts of options that makes it robust and feature rich. Here me, Abraham A. will take you through a guided tour to find the modified IRR using the Excel tadMIRR function.

MIRR in Excel

MIRR sounds like a Russian space station but in finance it refers to modified or adjusted internal rate of return. It is used when a regular IRR is not found or if there are multiple IRR values. The purpose of using Modified IRR in finance is to find an investor's ROI - return on investment. To find the MIRR manually you would have at first find the future value of benefits compounded at the reinvestment rate. You will also need the present value of costs discounted at the finance rate. The last step is to find the geometric average of compounded benefits over the discounted costs. This results in interest rate that may be used by an analyst to compare against the company's cost of capital. Excel MIRR function works only with limited options and leaves out features that are desired yet are not there. Some of these features include the option of compounding frequencies of interest and specification of periods of varying lengths. Other options such as the mid-year discounting conventions will be desired as well. All these features are readily available in tadMIRR function that comes with 3rd party tadXL add-in for Excel 2007, 2010, and 2013.

Before we proceed to find modified IRR in Excel, you would need the tadXL add-in which is available for download here. There are different versions of this add-in i.e. v0.5, v1.0, v2.0 and v2.5 and you would have to select one of them for installation.

Excel MIRR function

The modified internal rate of return Excel function requires the following values as input:
=tadMIRR ( cash_flows, type, compounding, period, distribution )

 cash flows -100 50 40 30 10 rate 5% 5% 5% 5% 5% compounding 1 1 0.0833 0.0833 0 period 1 1 0.0833 0.0833 1 distribution 1 0.5 1 0.5 1 Modified IRR 9.45% 16.85% 8.61% 14.45% 8.54%

Excel MIRR template

You can download a copy of modified internal rate of return template here.

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