93204 and 93212 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
93204
93212
Opportunity
27 · Bottom 6%
vs28 · Bottom 7%
Growth
41 · Bottom 36%
vs49 · Bottom 48%
Climate
69 · Bottom 47%
vs69 · Bottom 47%
Physical resilience
13 · Bottom 10%
vs14 · Bottom 10%
Housing affordability
78 · Bottom 46%
vs73 · Bottom 39%
Access
63 · Bottom 8%
vs72 · Bottom 13%
Economic stability
33 · Bottom 12%
vs26 · Bottom 5%
Measured values
| Metric | 93204 | 93212 | Source period |
|---|---|---|---|
| Population | 13,657 | 23,142 | 2024 ACS 5-Year |
| Median household income | $55,079 | $58,244 | 2024 ACS 5-Year |
| Per capita income | $13,035 | $14,587 | 2024 ACS 5-Year |
| Population density | 193/sq mi | 195/sq mi | 2024 ACS 5-Year |
| Median home value | $228,900 | $236,000 | 2024 ACS 5-Year |
| Median gross rent | $1,015 | $1,196 | 2024 ACS 5-Year |
| Homeownership rate | 45.3% | 51.6% | 2024 ACS 5-Year |
| Unemployment rate | 8.5% | 13.5% | June 2026 |
| Employment change (year over year) | -1.4% | -1.4% | June 2026 |
| Bachelor's degree or higher | 2.8% | 4.2% | 2024 ACS 5-Year |
| Poverty rate | 19.1% | 20.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 3 | 23 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.2 | 1.0 | 12 months ending July 2026 |
| Average July high | 98°F | 98°F | 1991-2020 Normals |
| Average January low | 37°F | 37°F | 1991-2020 Normals |
| Annual precipitation | 7.2" | 8.1" | 1991-2020 Normals |
| Distance to major airport | 63 mi | 49 mi | NASR current cycle |
| Average commute | 38.0 min | 24.6 min | 2024 ACS 5-Year |
| Median age | 32.5 | 35.5 | 2024 ACS 5-Year |
| Public schools | 7 | 8 | 2024-25 school year |
| Students per teacher | 22.38 | 21.01 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 95.3% | 91.3% | 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
93204
Elevated or high exposure: drought, heat wave, earthquake.
93212
Elevated or high exposure: heat wave, earthquake, inland flooding.
Full profiles: 93204 — Avenal, CA · 93212 — Corcoran, CA · How this is calculated: methodology