Side-by-side comparison of Champaign, IL and Springfield, IL — cap rates, rent, prices, and investment metrics.
Cash flow: Springfield has the edge with an estimated cap rate of 4.77% compared to Champaign's 3.96%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $175,000 in Champaign vs $135,000 in Springfield, while rents come in at $1,050/mo and $920/mo respectively.
Growth & appreciation: Champaign is growing faster at 0.5% annually vs Springfield's 0.1%. Champaign leads on home value appreciation at 2.2% per year.
Costs & risk: Property taxes are 2.04% in Champaign vs 2.08% in Springfield. Vacancy rates of 5.5% and 6.5% are mixed — Champaign has the tighter rental market.
Bottom line: Champaign edges out Springfield on most key metrics. While cap rates are moderate at 3.96%, Champaign's overall profile is stronger. Use our free calculators to model specific deals in Champaign or Springfield.