IRR requires an entry for each period. So:

A1: -40000
A2: 167
A3: =A$2
A4: =A$2
....
A60: =A$2
A61: =72000+A$2

Since the returns are monthly, estimate a monthly rate and multiply by
12 to get the annual rate:

=IRR(A1:A61,10%/12)*12 === 15.6556%

Note that you're overestimating the monthly returns (e.g., 10000/60 =
166.67). If you use 10000/60, the annual rate is 15.6479%.


In article ,
Toby wrote:

My TI BA Real Estate calculator comes up with 15.6556% IRR for the following
scenario

Present Value: -$40,000
Future Value: $72,000
Term: 5 years
Cash Flow: $167.00/month ($10,000 over life of investment)

My formula was this: =IRR(e68:e70)

e68 represented -40,000
e70 represented 10,000 (cashflow over life of the loan)

Any ideas on what i am doing wrong? I get the