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Modified internal rate of return: The IRR is based on the assumption that projects’ cash flows can be reinvested at the IRR itself, and this assumption is usually wrong.The IRR overstates the expected return for accepted projects because cash flows cannot generally be reinvested at the IRR itself.IRR can be modified to make it a better measure of profitability. It is similar to the regular IRR, except it is based on the assumption that cash flows are reinvested at the WACC.
Finding the MIRR:
Calculate PV of all outflows
Estimate the FV of all inflows (terminal value) at WACC
There is some discount rate that will cause the PV of the terminal value to equal the cost. That interest rate is defined as the Modified Internal Rate of Return (MIRR).
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