Side-by-side comparison of Peoria, IL and Rockford, IL — cap rates, rent, prices, and investment metrics.
Cash flow: Peoria has the edge with an estimated cap rate of 4.94% compared to Rockford's 4.69%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $125,000 in Peoria vs $135,000 in Rockford, while rents come in at $880/mo and $920/mo respectively.
Growth & appreciation: Rockford is growing faster at -0.2% annually, while Peoria is losing population. Rockford leads on home value appreciation at 1.8% per year.
Costs & risk: Property taxes are 2.1% in Peoria vs 2.12% in Rockford. Vacancy rates of 7.2% and 7% are mixed — Rockford has the tighter rental market.
Bottom line: Peoria edges out Rockford on most key metrics. While cap rates are moderate at 4.94%, Peoria's overall profile is stronger. Use our free calculators to model specific deals in Peoria or Rockford.