90503 and 92870 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
90503
92870
Opportunity
52 · Bottom 45%
vs57 · Top 46%
Growth
29 · Bottom 16%
vs28 · Bottom 14%
Climate
100 · Top 4%
vs100 · Top 4%
Physical resilience
10 · Bottom 4%
vs11 · Bottom 7%
Housing affordability
47 · Bottom 11%
vs46 · Bottom 9%
Access
99 · Top 8%
vs95 · Top 39%
Economic stability
67 · Top 36%
vs72 · Top 28%
Measured values
| Metric | 90503 | 92870 | Source period |
|---|---|---|---|
| Population | 43,454 | 52,826 | 2024 ACS 5-Year |
| Median household income | $125,912 | $115,929 | 2024 ACS 5-Year |
| Per capita income | $59,178 | $48,006 | 2024 ACS 5-Year |
| Population density | 8,250/sq mi | 7,850/sq mi | 2024 ACS 5-Year |
| Median home value | $1,099,700 | $921,000 | 2024 ACS 5-Year |
| Median gross rent | $2,302 | $2,388 | 2024 ACS 5-Year |
| Homeownership rate | 52.6% | 63.6% | 2024 ACS 5-Year |
| Unemployment rate | 4.6% | 4.3% | June 2026 |
| Employment change (year over year) | -1.6% | -1.8% | June 2026 |
| Bachelor's degree or higher | 55.9% | 44.2% | 2024 ACS 5-Year |
| Poverty rate | 7.4% | 7.9% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 285 | 53 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.0 | 1.0 | 12 months ending July 2026 |
| Permit change (year over year) | -4.7% | -59.2% | 12 months ending July 2026 |
| Average July high | 77°F | 84°F | 1991-2020 Normals |
| Average January low | 47°F | 46°F | 1991-2020 Normals |
| Annual precipitation | 13.6" | 11.9" | 1991-2020 Normals |
| Distance to major airport | 8 mi | 18 mi | NASR current cycle |
| Average commute | 30.7 min | 28.6 min | 2024 ACS 5-Year |
| Median age | 41.3 | 39.1 | 2024 ACS 5-Year |
| Public schools | 8 | 17 | 2024-25 school year |
| Students per teacher | 25.76 | 22.87 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 27.4% | 52.3% | 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
90503
Elevated or high exposure: inland flooding, earthquake.
92870
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 90503 — Torrance, CA · 92870 — Placentia, CA · How this is calculated: methodology