Side-by-side comparison of Naperville, IL and Champaign, IL — cap rates, rent, prices, and investment metrics.
Cash flow: Champaign has the edge with an estimated cap rate of 3.96% compared to Naperville's 2.29%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $440,000 in Naperville vs $175,000 in Champaign, while rents come in at $1,950/mo and $1,050/mo respectively.
Growth & appreciation: Naperville is growing faster at 0.5% annually vs Champaign's 0.5%. Naperville leads on home value appreciation at 2.5% per year.
Costs & risk: Property taxes are 2% in Naperville vs 2.04% in Champaign. Vacancy rates of 4.2% and 5.5% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: These two markets are remarkably similar — the best choice depends on your strategy. Champaign is better for cash flow, Naperville for growth. Use our free calculators to model specific deals in Naperville or Champaign.