XIRR Question

[Paris0022]

I am trying to create an XIRR table that can give me a returns on a certain number of periods (months). The IRR works 12 months at a time. For example if I did a $1,333,500 investment and over 3 years (table on the right) I would get a IRR of 20.4%

But what I am trying to figure out if the 3 years ends in April. The IRR would not be accurate because it is calculating it as 12 months.
So I tried to use a XIRR formula to give give me a more accurate Rate of return. When I use the XIRR, it gives me a 0.4% return. Looking at the IRR, I should be getting something around 20%.

Why is it 0.4% and not close to 20%.

How would I calculate a more accurate IRR based on a return of 28 months.

Thanks for your help!

Initial Investment: (1,333,500) 0.4% Period 1 11,080 1/31/2018 Initial Investment: Year 1 Year 2 Year 3 IRR (3 years) Period 2 11,080 2/28/2018 (1,333,500) 132,955 132,955 1,977,231 20.4% Period 3 11,080 3/31/2018 Period 4 11,080 4/30/2018 Period 5 11,080 5/31/2018 Period 6 11,080 6/30/2018 Period 7 11,080 7/31/2018 Period 8 11,080 8/31/2018 Period 9 11,080 9/30/2018 Period 10 11,080 10/31/2018 Period 11 11,080 11/30/2018 Period 12 11,080 12/31/2018 Period 13 11,080 1/31/2019 Period 14 11,080 2/28/2019 Period 15 11,080 3/31/2019 Period 16 11,080 4/30/2019 Period 17 11,080 5/31/2019 Period 18 11,080 6/30/2019 Period 19 11,080 7/31/2019 Period 20 11,080 8/31/2019 Period 21 11,080 9/30/2019 Period 22 11,080 10/31/2019 Period 23 11,080 11/30/2019 Period 24 11,080 12/31/2019 Period 25 5,294 1/31/2020 Period 26 5,294 2/29/2020 Period 27 5,294 3/31/2020 Period 28 1,961,348 4/30/2020 Ending Investment <colgroup><col><col><col><col><col><col span="2"><col><col></colgroup><tbody> </tbody>			XIRR
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[footoo]

Assuming the initial investment was made on 1/1/2018, the following formula returns 27.43%

=XIRR(B1:B31,C1:C31)

 

[Paris0022]

Why when I put that formula in =XIRR(B1:B31,C1:C31) I am getting 0.4%?

 

[Paris0022]

Oh I see the problem! I was missing a date on the initial investment!

Thanks!