CalculatorFlux: reproducible IRR and XIRR examples
Updated: 2026-09-06
Guide: https://calculatorflux.com/resources/how-to-calculate-irr
Workspace: https://calculatorflux.com/irr

1. Download a CSV and select its annual or dated mode in the workspace.
2. Import the file. Annual rows include time zero; retain zero cash-flow rows.
3. Use 12% discount rate to reproduce the cash-purchase NPV.
4. Use 7% finance and 5% reinvestment to reproduce the financed-property MIRR.
5. Download the workspace audit to inspect each row's timing and discounting.

rental.csv (annual): IRR 11.352111%; NPV at 12% -6296.91
leveraged-rental.csv (annual): IRR 5.451406%; MIRR at 7% finance / 5% reinvestment 5.470811%
multiple.csv (annual): IRRs 10% and 20%; compare NPV at a stated rate
dated-microsoft.csv (dated): XIRR approximately 37.336253%; actual days / 365

Property examples are hypothetical, with year-end net cash flows. The financed
example excludes initial fees, income taxes and extra capital spending. Monthly
loan calculations use unrounded payments; CSVs retain 15 significant digits.
The sale uses trailing year-seven NOI, not year-eight forecast NOI.
For dated XIRR, exponents are actual elapsed days / 365.
Microsoft fixture: https://support.microsoft.com/en-us/excel/functions/xirr-function

Verification: scripts/verify-content-examples.mjs checks direct discounted sums,
the known roots and monthly amortization independently of the displayed tables.
These checks are not investment advice or a forecast of actual performance.
CalculatorFlux-created hypothetical schedules may be reused with attribution.
The Microsoft example is attributed to its original documentation.