Side-by-side comparison of Naperville, IL and Joliet, IL — cap rates, rent, prices, and investment metrics.
Cash flow: Joliet has the edge with an estimated cap rate of 3.38% 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 $250,000 in Joliet, while rents come in at $1,950/mo and $1,380/mo respectively.
Growth & appreciation: Naperville is growing faster at 0.5% annually vs Joliet's 0.4%. Naperville leads on home value appreciation at 2.5% per year.
Costs & risk: Property taxes are 2% in Naperville vs 2.06% in Joliet. Vacancy rates of 4.2% and 5.8% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Naperville edges out Joliet 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 Naperville or Joliet.