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Aurora vs Joliet for Rental Property Investing

Side-by-side comparison of Aurora, IL and Joliet, IL — cap rates, rent, prices, and investment metrics.

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Joliet wins 4–3 across key metrics
Joliet leads on cash flow (3.38% vs 3.01% cap rate)
Metric
Aurora, IL
Joliet, IL
Est. Cap Rate
3.01%
3.38%
Median Home Price
$275,000
$250,000
Median Monthly Rent
$1,420
$1,380
1% Rule
0.52%
0.55%
GRM
16.1x
15.1x
Price / Income
4.3x
3.7x
Property Tax Rate
2.05%
2.06%
Vacancy Rate
5.5%
5.8%
Population Growth
0.3% / yr
0.4% / yr
Annual Appreciation
2.3%
2.2%
Population
180,542
151,000
Median Income
$64,200
$68,200

Aurora vs Joliet: Which Is Better for Investors?

Cash flow: Joliet has the edge with an estimated cap rate of 3.38% compared to Aurora's 3.01%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $275,000 in Aurora vs $250,000 in Joliet, while rents come in at $1,420/mo and $1,380/mo respectively.

Growth & appreciation: Joliet is growing faster at 0.4% annually vs Aurora's 0.3%. Aurora leads on home value appreciation at 2.3% per year.

Costs & risk: Property taxes are 2.05% in Aurora vs 2.06% in Joliet. Vacancy rates of 5.5% and 5.8% are both healthy, suggesting strong tenant demand in both markets.

Bottom line: Joliet edges out Aurora on most key metrics. While cap rates are moderate at 3.38%, Joliet's overall profile is stronger. Use our free calculators to model specific deals in Aurora or Joliet.

Aurora, IL
3.01% cap rate · $275,000 median · $1,420/mo
Full analysis →
Joliet, IL
3.38% cap rate · $250,000 median · $1,380/mo
Full analysis →
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