90505 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
91765
90505
Opportunity
47 · Bottom 34%
vs52 · Bottom 44%
Growth
36 · Bottom 27%
vs29 · Bottom 16%
Climate
89 · Top 6%
vs100 · Top 4%
Physical resilience
10 · Bottom 4%
vs10 · Bottom 4%
Housing affordability
33 · Bottom 3%
vs39 · Bottom 5%
Access
98 · Top 22%
vs99 · Top 8%
Economic stability
56 · Bottom 43%
vs63 · Top 44%
Measured values
| Metric | 91765 | 90505 | Source period |
|---|---|---|---|
| Population | 44,502 | 35,148 | 2024 ACS 5-Year |
| Median household income | $105,565 | $115,593 | 2024 ACS 5-Year |
| Per capita income | $48,949 | $60,677 | 2024 ACS 5-Year |
| Population density | 2,397/sq mi | 6,006/sq mi | 2024 ACS 5-Year |
| Median home value | $915,100 | $1,204,300 | 2024 ACS 5-Year |
| Median gross rent | $2,486 | $2,387 | 2024 ACS 5-Year |
| Homeownership rate | 77.5% | 55.8% | 2024 ACS 5-Year |
| Unemployment rate | 4.9% | 4.6% | June 2026 |
| Employment change (year over year) | -1.6% | -1.6% | June 2026 |
| Bachelor's degree or higher | 53.7% | 59.5% | 2024 ACS 5-Year |
| Poverty rate | 10.7% | 6.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 70 | 285 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.3 | 2.0 | 12 months ending July 2026 |
| Permit change (year over year) | 29.6% | -4.7% | 12 months ending July 2026 |
| Average July high | 94°F | 77°F | 1991-2020 Normals |
| Average January low | 42°F | 47°F | 1991-2020 Normals |
| Annual precipitation | 10.0" | 13.6" | 1991-2020 Normals |
| Distance to major airport | 13 mi | 10 mi | NASR current cycle |
| Average commute | 36.1 min | 31.1 min | 2024 ACS 5-Year |
| Median age | 46.0 | 44.4 | 2024 ACS 5-Year |
| Public schools | 10 | 9 | 2024-25 school year |
| Students per teacher | 25.99 | 25.18 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 33.4% | 22.9% | 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
91765
Elevated or high exposure: inland flooding, earthquake.
90505
Elevated or high exposure: inland flooding, earthquake.
Full profiles: 91765 — Diamond Bar, CA · 90505 — Torrance, CA · How this is calculated: methodology