Side-by-side comparison of Aurora, IL and Naperville, IL — cap rates, rent, prices, and investment metrics.
Cash flow: Aurora has the edge with an estimated cap rate of 3.01% 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 $275,000 in Aurora vs $440,000 in Naperville, while rents come in at $1,420/mo and $1,950/mo respectively.
Growth & appreciation: Naperville is growing faster at 0.5% annually vs Aurora's 0.3%. Naperville leads on home value appreciation at 2.5% per year.
Costs & risk: Property taxes are 2.05% in Aurora vs 2% in Naperville. Vacancy rates of 5.5% and 4.2% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Naperville edges out Aurora on most key metrics. While cap rates are moderate at 2.29%, Naperville's overall profile is stronger. Use our free calculators to model specific deals in Aurora or Naperville.