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Interesting - I haven't seen this software so can't comment on detail and therefore also don't know if the IRRs shown are correct. However, the "changing IRR" would be perfectly legitimate if it was an analysis of different cases for sale dates. eg "What would the IRR be if I sold in year...

Kristine, it is still not an internal rate of return. Nothing to do with being perfect but your concept is completely wrong. The concept of internal rate of return is explained here. It is a single figure (doesn't change annually) measuring the rate of return in today's dollars of all...