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The internal rate of return on an investment or project is the annualized effective compounded return rate or rate of return that makes the net present value (NPV as NET*1/(1+IRR)^year) of all cash flows (both positive and negative) from a particular investment equal to zero.t is also called the discounted cash flow rate of return (DCFROR). In the context of savings and loans, the IRR is also called the effective interest rate. The term internal refers to the fact that its calculation does not incorporate environmental factors (e.g., the interest rate or inflation).
IRR is the annualized implied discount rate calculated from a series of cash flows. It is the return that equates the present value of all invested capital in an investment to the present value of all returns, or the discount rate that will provide a net present value of all cash flows equal to zero.alculation. Internal Rate of Return (IRR) provides a measure of the growth of a portfolio in absolute terms; it is the single rate of return that makes everything you put into the investment equal to everything you took out.