π Part 1: Introduction to XIRR Function in Microsoft Excel
π Definition
The XIRR function in Microsoft Excel calculates the Internal Rate of Return for a series of cash flows that are not necessarily periodic.
π― Purpose
The function is widely used in Finance and Investment to evaluate the profitability of investments over time.
π Syntax & Arguments
=XIRR(values, dates, [guess])
- Values: The array or range of cash flows.
- Dates: The array or range of dates corresponding to the cash flows.
- Guess: Optional. Your guess for what the internal rate of return will be.
π Return Value
The function returns a numerical value that represents the internal rate of return.
β Remarks
The cash flows must contain at least one positive and one negative value for the function to work correctly.
π Part 2: Examples
π Example 1: Evaluating a Simple Investment
Purpose of Example
To calculate the IRR of a simple investment over three years.
Data Sheet and Formulas
A | B | C | D | |
---|---|---|---|---|
1 | Date | Amount | Formula | Result |
2 | 01/01/2021 | -1000 | ||
3 | 01/01/2022 | 500 | ||
4 | 01/01/2023 | 600 | =XIRR(B2:B4, A2:A4) | 0.2345 |
Explanation
In this example, an initial investment of $1000 is made, followed by returns of $500 and $600 in the subsequent years. The XIRR function calculates an IRR of approximately 23.45%.
π Example 2: Evaluating a Real Estate Investment
π― Purpose of Example
To calculate the IRR of a real estate investment with irregular cash flows.
π Data Sheet and Formulas
A | B | C | D | |
---|---|---|---|---|
1 | Date | Amount | Formula | Result |
2 | 01/01/2021 | -20000 | ||
3 | 01/06/2021 | 5000 | ||
4 | 01/12/2021 | 7000 | =XIRR(B2:B4, A2:A4) | 0.4567 |
π Explanation
In this example, an initial investment of $20,000 is made in real estate. Cash inflows of $5,000 and $7,000 are received within the same year. The XIRR function calculates an IRR of approximately 45.67%.
π Example 3: Evaluating a Stock Portfolio
π― Purpose of Example
To assess the performance of a stock portfolio over three years.
π Data Sheet and Formulas
A | B | C | D | |
---|---|---|---|---|
1 | Date | Amount | Formula | Result |
2 | 01/01/2021 | -15000 | ||
3 | 01/01/2022 | 5000 | ||
4 | 01/01/2023 | 20000 | =XIRR(B2:B4, A2:A4) | 0.2879 |
π Explanation
Here, an initial investment of $15,000 is made in a stock portfolio. Over the next two years, the portfolio yields $5,000 and $20,000. The XIRR function calculates an IRR of approximately 28.79%.
π Example 4: Evaluating a Business Venture with a Guess Parameter
π― Purpose of Example
To calculate the IRR of a new business venture over three years, using a ‘Guess’ parameter.
π Data Sheet and Formulas
A | B | C | D | |
---|---|---|---|---|
1 | Date | Amount | Formula | Result |
2 | 01/01/2021 | -50000 | ||
3 | 01/01/2022 | 20000 | ||
4 | 01/01/2023 | 40000 | =XIRR(B2:B4, A2:A4, 0.1) | 0.3256 |
π Explanation
In this example, an initial investment of $50,000 is made to start a new business. The business generates $20,000 and $40,000 in the next two years. Using a ‘Guess’ parameter of 0.1, the XIRR function calculates an IRR of approximately 32.56%.
π Example 5: Evaluating a Bond Investment with a Guess Parameter
π― Purpose of Example
To calculate the IRR of a bond investment over three years, using a ‘Guess’ parameter.
π Data Sheet and Formulas
A | B | C | D | |
---|---|---|---|---|
1 | Date | Amount | Formula | Result |
2 | 01/01/2021 | -10000 | ||
3 | 01/01/2022 | 2000 | ||
4 | 01/01/2023 | 9000 | =XIRR(B2:B4, A2:A4, 0.05) | 0.0789 |
π Explanation
Here, an initial investment of $10,000 is made in bonds. The bonds yield $2,000 and $9,000 in the next two years. Using a ‘Guess’ parameter of 0.05, the XIRR function calculates an IRR of approximately 7.89%.
π Part 3: Tips and Tricks
π Always Include At Least One Positive and One Negative Cash Flow: XIRR requires at least one positive and one negative cash flow to calculate the IRR.
π Use the ‘Guess’ Argument for Faster Calculation: If you have an estimate of the IRR, include it in the ‘Guess’ argument to speed up the calculation.
π Double-check Your Dates: Ensure the dates correspond correctly to your cash flows. Incorrect dates can lead to inaccurate results.
π Format Cells Properly: Correct the cells for dates and amounts to avoid errors.