94538 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
94587
94538
Opportunity
55 · Top 50%
vs58 · Top 43%
Growth
44 · Bottom 40%
vs48 · Bottom 46%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
36 · Bottom 29%
vs36 · Bottom 29%
Housing affordability
45 · Bottom 8%
vs50 · Bottom 13%
Access
98 · Top 21%
vs99 · Top 8%
Economic stability
73 · Top 25%
vs80 · Top 11%
Measured values
| Metric | 94587 | 94538 | Source period |
|---|---|---|---|
| Population | 67,464 | 67,781 | 2024 ACS 5-Year |
| Median household income | $133,715 | $147,301 | 2024 ACS 5-Year |
| Per capita income | $57,977 | $63,191 | 2024 ACS 5-Year |
| Population density | 3,437/sq mi | 4,098/sq mi | 2024 ACS 5-Year |
| Median home value | $1,104,900 | $1,136,600 | 2024 ACS 5-Year |
| Median gross rent | $2,713 | $2,860 | 2024 ACS 5-Year |
| Homeownership rate | 64.7% | 44.7% | 2024 ACS 5-Year |
| Unemployment rate | 4.3% | 4.2% | June 2026 |
| Employment change (year over year) | -1.7% | -1.7% | June 2026 |
| Bachelor's degree or higher | 45.1% | 54.8% | 2024 ACS 5-Year |
| Poverty rate | 7.2% | 5.5% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 123 | 708 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.8 | 3.1 | 12 months ending July 2026 |
| Permit change (year over year) | 95.2% | 713.8% | 12 months ending July 2026 |
| Average July high | 75°F | 77°F | 1991-2020 Normals |
| Average January low | 43°F | 42°F | 1991-2020 Normals |
| Annual precipitation | 16.0" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 12 mi | 10 mi | NASR current cycle |
| Average commute | 34.6 min | 31.8 min | 2024 ACS 5-Year |
| Median age | 43.0 | 36.7 | 2024 ACS 5-Year |
| Public schools | 10 | 20 | 2024-25 school year |
| Students per teacher | 24.48 | 21.00 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 54.5% | 38.1% | 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
94587
Elevated or high exposure: earthquake, inland flooding.
94538
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94587 — Union City, CA · 94538 — Fremont, CA · How this is calculated: methodology