Side-by-side comparison of Champaign, IL and Bloomington, IL — cap rates, rent, prices, and investment metrics.
Cash flow: Champaign has the edge with an estimated cap rate of 3.96% compared to Bloomington's 3.92%. 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 $185,000 in Bloomington, while rents come in at $1,050/mo and $1,100/mo respectively.
Growth & appreciation: Champaign is growing faster at 0.5% annually vs Bloomington's 0.3%. Champaign leads on home value appreciation at 2.2% per year.
Costs & risk: Property taxes are 2.04% in Champaign vs 2.02% in Bloomington. Vacancy rates of 5.5% and 5.5% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Champaign edges out Bloomington 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 Bloomington.