Comparing IRR Vs. ROI

Internal Rate of Return (IRR) and Return on Investment (ROI) are financial metrics that gauge the potential of your investments. These metrics give insight into the expected returns and viability of your investments. Because they broadly serve the same function, new investors might get a little confused about which metric they should use.

The Mortgage Shop breaks down what these two metrics do and how to effectively use them to determine the viability and profitability of your current or future property investments. The Mortgage Shop is your one-stop shop for securing loans for property investments. If you are looking to secure a mortgage or conventional loan for short-term, long-term, and vacation rentals, The Mortgage Shop is East Coast’s best mortgage broker.

What is IRR

The Internal Rate of Return (IRR) represents the annualized rate that equalizes the present value of projected cash flows with the initial investment amount. In simple terms, the IRR is like the interest rate you’d earn on an investment. Imagine if you put money into a bank account, and the bank tells you the interest rate they’ll pay you; that’s somewhat like the IRR for an investment.

If you’re considering a project or investment, the IRR tells you the yearly percentage return you can expect over the life of that project. The higher the IRR, the better the investment might seem, because it indicates you’re getting more back for what you put in.

IRR considers the time value of money, allowing investors to identify the potential profitability of an investment and compare it against other opportunities or a predetermined rate of return. It is often used alongside other financial metrics like Net Present Value (NPV), Payback Period, and ROI to provide a comprehensive view of an investment’s potential return and feasibility.

How to Calculate IRR: Practical Example

Imagine you’re considering an investment in a new business venture. You’ll invest $10,000 today and expect to receive returns over the next three years as follows:

• Year 1: $4,000
• Year 2: $4,500
• Year 3: $5,000

To find the IRR, you’d set the net present value (NPV) of these cash flows to zero and solve for the discount rate (which is the IRR in this case).

Mathematically, the equation would look like this:

$0 = -$10,000 + ($4,000 / (1+IRR)) + ($4,500 / (1+IRR)^2) + ($5,000 / (1+IRR)^3)

Solving for IRR in the above equation is not straightforward algebraically due to its iterative nature. Most people use financial calculators, spreadsheet software like Excel (using the IRR function), or specialized financial software to find the IRR.

Plugging these values into Excel’s IRR function, you’d find an IRR of approximately 23.44%. This means that the investment is expected to yield an annualized return of 23.44% over the three-year period.

Advantages of IRR

1. Time Value of Money: One of the most significant advantages of IRR is its consideration of the time value of money. By factoring in when cash flows are received, IRR provides a more comprehensive view of an investment’s potential return over time.
2. Comparability: IRR allows investors to compare the potential profitability of different investments on a level playing field. Even if investments have different sizes, durations, or cash flow patterns, their IRRs can be compared directly.
3. Project Evaluation: IRR is particularly useful for evaluating long-term projects. If a project’s IRR exceeds a company’s required rate of return, it’s typically considered a viable project, making decision-making easier.
4. Neutral to Size: Whether analyzing a small project or a massive infrastructure development, IRR remains a consistent and reliable metric, not being skewed by the sheer size or scale of the project.
5. Informs Capital Budgeting: IRR is a cornerstone of capital budgeting, helping businesses determine which projects or investments are likely to yield the best returns and thereby optimize their capital allocation.
6. Break-even Point Insight: The IRR effectively represents the break-even rate of return. It’s the interest rate at which an investment breaks even in terms of the net present value. This insight can be invaluable for assessing risk and potential returns.

Limitations of IRR

1. Multiple IRRs: For projects with non-conventional cash flows, meaning cash flows that change direction more than once (e.g., from negative to positive and back to negative), there can be multiple IRRs. This makes it challenging to determine the correct IRR and can lead to ambiguity in decision-making.
2. Assumption of Reinvestment Rate: IRR assumes that future cash flows from the investment are reinvested at the IRR itself, which might not always be realistic. In real-world scenarios, the reinvestment rate might be different, leading the IRR to potentially overstate the project’s profitability.
3. Comparing Projects of Different Lifespans: When comparing projects of varying durations, IRR can be misleading. A shorter project with a higher IRR might not necessarily be more profitable in absolute terms than a longer project with a slightly lower IRR. In such cases, using the Modified Internal Rate of Return (MIRR) or Net Present Value (NPV) might provide a clearer picture.

What is ROI?

The Return on Investment (ROI) is a metric that calculates the ratio of the net profit from the investment to the initial amount invested. ROU provides a straightforward percentage that indicates how much return the investment has generated relative to its cost.

Essentially, ROI allows an investor to quickly gauge the success of an investment relative to its original value, offering a snapshot of the investment’s performance and aiding in the comparison with other investment opportunities.

How to Calculate ROI: Practical Example

Imagine you decide to invest in a rental property. You purchase the property for $200,000. After owning it for a year, you’ve earned $24,000 in rental income and have incurred expenses of $4,000.

To calculate the ROI:

1. First, determine your net profit.

Net Profit = Rental Income – Expenses – Original Investment

Net Profit = $24,000 – $4,000 – $200,000 = -$180,000

2. Next, apply the ROI formula:

ROI = (Net Profit / Initial Investment Amount) x 100%

ROI = (-$180,000 / $200,000) x 100% = -90%

In this case, the ROI is -90%. The negative ROI indicates a loss on the investment during the first year. An investor would use this metric to determine the property’s performance and compare it with other potential investments or market benchmarks.

Advantages of ROI

1. Simplicity: ROI offers a straightforward calculation that’s easy to understand, making it accessible for both seasoned investors and novices. Its simple formula provides a direct percentage result, allowing for quick insights.
2. Versatility: One of the most notable strengths of ROI is its versatility. It can be applied across a broad range of investments – from stocks and real estate to marketing campaigns and business projects – enabling investors to compare diverse opportunities using a common metric.
3. Decision-Making: ROI serves as a fundamental tool in the decision-making process. By quickly assessing the profitability of an investment relative to its cost, investors can make informed choices about where to allocate their funds.
4. Performance Tracking: ROI isn’t just for assessing potential investments; it’s also invaluable for tracking the performance of existing ones. Over time, regularly calculating the ROI can help investors monitor and adjust their portfolios or strategies based on actual returns.
5. Benchmarking: ROI aids in benchmarking or comparing an investment’s performance against market standards, industry averages, or competing investments. This contextual understanding provides investors with a clearer picture of how their investments are faring in the broader market landscape.

Limitations of ROI

• Time Period Ambiguity: ROI doesn’t inherently consider the time period over which the return is achieved. Two investments might have the same ROI, but if one achieves it in 6 months and the other in 6 years, they have vastly different implications. The ROI metric alone doesn’t capture this nuance.
• Ignores Time Value of Money: Unlike metrics like the Net Present Value (NPV) or the Internal Rate of Return (IRR), ROI doesn’t factor in the time value of money. This means future cash flows are treated with the same weight as immediate returns, which may not provide an accurate reflection of an investment’s true profitability over time.
• Over-simplicity: While the simplicity of ROI is one of its strengths, it can also be a limitation. ROI gives a singular percentage figure, which might overlook other important aspects of an investment, such as cash flow patterns, risk factors, or potential future benefits.
• Inconsistent Inputs: ROI can be calculated using different inputs, leading to inconsistencies in its calculation and interpretation. For instance, determining the “return” and “cost” can vary, especially in complex investments or projects. This can lead to misleading comparisons if not standardized.
• Reinvestment Assumption: ROI doesn’t specify or consider the rate at which returns are reinvested. This can be significant when comparing investments where the reinvestment rate varies or in scenarios where returns are continually reinvested.
• Doesn’t Reflect Intangible Benefits: In contexts like marketing or organizational projects, ROI may not capture intangible benefits such as brand recognition, customer loyalty, or long-term strategic alignments, which might offer significant value beyond immediate financial returns.

ROI Vs. IRR: Which Should I Use?

ROI is a straightforward metric that helps you gauge the profitability of an investment property. By comparing the net profit to the initial investment amount, ROI offers a snapshot of the investment’s performance relative to its original value.

IRR, on the other hand, goes a little deeper by considering the time value of money. It calculates the discount rate at which the net present value of future cash flows equals the initial investment. In essence, IRR is the rate at which an investment breaks even in terms of net present value.

So, when should you use ROI or IRR? If you’re looking for a quick, straightforward assessment, especially for simpler investments, ROI might be your go-to. However, for investments with varied cash flows over extended periods, like a real estate investment with changing rental incomes, the IRR calculation provides a more comprehensive insight, accounting for time value and future cash flows.

Remember, neither metric should be used in isolation. Consider both ROI and IRR in tandem to get a holistic view of your investment performance. Factor in other metrics such as net present value and consider scenarios like fluctuating rental income or changing net cash flows to make well-informed decisions.

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If you have inquiries about IRR vs. ROI, loan comparisons, or conventional versus DSCR loan interest rates, contact The Mortgage Shop today.

Popular Questions about IRR Vs. ROI

1. Should I use ROI or IRR?

Using ROI vs. IRR in real estate investments depends on the nature of the investment and what you aim to assess. For a simple, straightforward calculation of an investment’s expected gains compared to its initial cost, ROI is suitable. However, for investments with multiple future cash flows over an extended investment period, like a real estate investment, the IRR calculation might be more appropriate.

IRR takes into account the time value of money and offers an annual growth rate. For instance, real estate investors looking at rental properties might prefer IRR as it considers net income cash flows from rent and potential changes in property value over time.

2. Why is ROI lower than IRR?

ROI measures the total return on investment relative to the net cash invested, without adjusting for the time value of money. IRR, on the other hand, is the internal rate at which the net present value of future cash flows from an investment equals zero. As such, IRR calculation factors in the timing of cash flows. When future cash flows are significant, the internal rate of return might reflect a higher annual growth rate than the simple ROI, making the IRR appear greater.

3. Why is ROI better than residual income?

ROI is a percentage that indicates the return on a particular investment relative to its cost, making it easier to compare the performance of various investments in an investment portfolio. Residual income, in contrast, is the net income an investment earns beyond a minimum required return. While residual income provides a dollar amount, ROI gives a percentage return, allowing for more straightforward comparisons across investments. 

For example, when assessing the profitability of a property investment, ROI considers the property’s appreciation and net rental income as a percentage of the initial investment, whereas residual income would only reflect the net income after covering costs.

4. What is the biggest problem with IRR?

The biggest issue with IRR is its assumption that future cash flows will be reinvested at the internal rate of return. This might not be realistic, especially if the IRR is exceptionally high. Moreover, when a project has non-conventional cash flows (multiple changes from negative to positive or vice versa), the IRR calculation can yield multiple values, making it confusing for decision-making. This is where a financial calculator or software becomes invaluable in calculating IRR accurately.

5. What is the difference between IRR vs. ROI vs. NPV?

• IRR (Internal Rate of Return): This is the discount rate at which the net present value of future cash flows from an investment equals zero. The IRR gives the annual growth rate an investment is expected to achieve over its life.
• ROI (Return on Investment): ROI is a straightforward metric that divides the net gain from an investment by its initial cost. It provides a percentage indicating the efficiency of an investment. ROI is particularly useful for comparing the profitability of different investments.
• NPV (Net Present Value): NPV discounts future cash flows back to the present using a particular discount rate. It subtracts the initial investment to give the net value of an investment in today’s dollars. If NPV is positive, it indicates the expected return exceeds the discount rate, making the investment potentially worthwhile.