How is Equity IRR affected and what determines the slope of Equity IRR's diagram?

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Hello, I have noticed that in some real estate models with a 10% project IRR and  a 65% debt, the Equity IRR is 18%-20% while in some other with the same amount of debt and same interest rate, it’s much lower and closer to project IRR (11%-12%). Why is that? I am trying to understand that through the project and equity IRR diagram but I can’t find the answer. Thank you in advance.

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Could you give an example Ann? I will also advise to check https://feasibility.pro/can-equity-irr-lower-project-irr/.

Hope this helps.

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