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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).
1 Internal Rate of Return (IRR) - IRR is the rate that makes NPV equal to zero in an investment. 2  Initial Investment-Initial investment on the first year. 3  Finance rate-The interest rate you pay on the money used in the cash flows. 4  Reinvestment rate-The interest rate you receive on the cash flows as you reinvest them.