NPV and IRR Calculator

How to use

1. 1Pick a mode. Simple is for uniform annual cash flows with an optional final value (rental property, bond, equipment, franchise). Detailed lets you type any custom cash flow per year, including negative outflows mid-project.
2. 2Click a preset like Rental property (10 yr), Equipment purchase (5 yr), or Startup with growing returns to seed realistic inputs, then edit the numbers to match your project.
3. 3Set the annual discount rate (your required rate of return, weighted average cost of capital, or hurdle rate) and pick a currency for display formatting only.
4. 4Read the NPV (dollar value created at your discount rate), the IRR (the rate that makes NPV zero), the payback and discounted payback periods, the profitability index, and the year-by-year discounted cash flow table.
5. 5Click Copy summary to grab a one-block report with every input, the headline metrics, and the full cash flow table, ready to paste into a memo, spreadsheet, or email.

About this tool

NPV and IRR Calculator runs a complete discounted cash flow (DCF) analysis on a series of dated cash flows. Net Present Value answers the question 'is this project worth doing at my required rate of return?' by discounting every future cash flow back to today and summing them; if the result is positive the investment adds value at the chosen discount rate. Internal Rate of Return is the discount rate at which NPV equals exactly zero, which is the implied compound rate of return earned by the cash flows themselves. Both numbers are taught in every corporate finance, investment, real estate, and CFA program because together they give a complete picture: NPV tells you the dollar value created, IRR tells you the rate of return, the profitability index tells you the present value per dollar invested (useful when ranking projects under a capital constraint), and the payback period tells you how long it takes to recover the upfront outlay. The tool offers two modes: Simple takes an initial investment, a uniform annual cash flow, an optional final or salvage value, the number of years, and a discount rate, which covers the typical rental property, equipment purchase, franchise, bond, or SaaS product evaluation; Detailed accepts any custom per-year cash flow series, including non-conventional patterns with multiple sign changes (construction draws, deferred returns, follow-on investments). IRR is solved with Newton-Raphson plus a bisection fallback on a sign-bracketed interval, so the answer is repeatable to nine decimal places even on awkward inputs. Descartes' Rule of Signs is applied to the cash flow sequence: when there is more than one sign change, multiple mathematical IRR roots can exist, and the tool warns you so you can rely on NPV at your chosen discount rate instead. Currency formatting (US dollar, euro, British pound, Canadian dollar, Australian dollar, Japanese yen, Indian rupee, and Turkish lira) handles symbols and decimals correctly without applying any FX conversion. The year-by-year discounted cash flow table shows the cash flow, the discount factor, the present value, and the running cumulative present value for every period so you can audit the math by hand or paste it into a spreadsheet. A one-click copy summary produces a clean text block ready for a board memo, an investment committee email, a real estate proforma, or a class assignment. Useful for evaluating rental properties, commercial real estate, equipment purchases, factory expansions, franchise acquisitions, SaaS product launches, marketing campaigns with multi-year tails, infrastructure projects, capital budgeting requests, and any decision that hinges on the time value of money. Calculations run entirely on your device; cash flows, rates, and project names never leave the browser.

Free to use. Works in your browser. No signup, no login.