64050 and 64052 receive effectively the same standardized Area Score. Which fits you better depends on which dimensions you weight — the differences below are where they actually diverge.
Signals
64050
64052
Opportunity
60 · Top 40%
vs62 · Top 34%
Growth
26 · Bottom 12%
vs26 · Bottom 12%
Climate
66 · Bottom 38%
vs66 · Bottom 38%
Physical resilience
72 · Top 34%
vs72 · Top 34%
Housing affordability
88 · Top 36%
vs89 · Top 35%
Schools
42 · Bottom 38%
vs28 · Bottom 20%
Access
90 · Bottom 40%
vs90 · Bottom 39%
Economic stability
38 · Bottom 17%
vs44 · Bottom 25%
Measured values
| Metric | 64050 | 64052 | Source period |
|---|---|---|---|
| Population | 21,079 | 22,138 | 2024 ACS 5-Year |
| Median household income | $48,834 | $59,007 | 2024 ACS 5-Year |
| Per capita income | $31,292 | $28,686 | 2024 ACS 5-Year |
| Population density | 1,639/sq mi | 3,508/sq mi | 2024 ACS 5-Year |
| Median home value | $145,300 | $150,600 | 2024 ACS 5-Year |
| Median gross rent | $948 | $1,128 | 2024 ACS 5-Year |
| Homeownership rate | 47.3% | 56.0% | 2024 ACS 5-Year |
| Unemployment rate | 3.6% | 3.6% | June 2026 |
| Employment change (year over year) | 0.5% | 0.5% | June 2026 |
| Bachelor's degree or higher | 15.8% | 15.7% | 2024 ACS 5-Year |
| Poverty rate | 18.5% | 18.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 72 | 72 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.6 | 0.6 | 12 months ending July 2026 |
| Permit change (year over year) | -48.2% | -48.2% | 12 months ending July 2026 |
| Average July high | 90°F | 90°F | 1991-2020 Normals |
| Average January low | 22°F | 22°F | 1991-2020 Normals |
| Annual precipitation | 38.1" | 38.1" | 1991-2020 Normals |
| Distance to major airport | 21 mi | 21 mi | NASR current cycle |
| Average commute | 25.6 min | 24.9 min | 2024 ACS 5-Year |
| Median age | 42.6 | 37.1 | 2024 ACS 5-Year |
| Public schools | 7 | 5 | 2024-25 school year |
| Students per teacher | 15.74 | 15.15 | 2024-25 school year |
| Math proficiency | 34.7% | 20.5% | 2019-20 school year |
| Reading proficiency | 42.1% | 33.4% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 74.6% | 83.0% | 2024-25 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
64050
Elevated or high exposure: hail.
64052
Elevated or high exposure: hail.
Full profiles: 64050 — Independence, MO · 64052 — Independence, MO · How this is calculated: methodology