94596 and 94805 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
94596
94805
Opportunity
57 · Top 46%
vs50 · Bottom 39%
Growth
19 · Bottom 6%
vs23 · Bottom 9%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
23 · Bottom 17%
vs23 · Bottom 17%
Housing affordability
44 · Bottom 8%
vs50 · Bottom 13%
Access
96 · Top 35%
vs95 · Top 37%
Economic stability
81 · Top 10%
vs80 · Top 11%
Measured values
| Metric | 94596 | 94805 | Source period |
|---|---|---|---|
| Population | 23,417 | 14,670 | 2024 ACS 5-Year |
| Median household income | $135,635 | $111,152 | 2024 ACS 5-Year |
| Per capita income | $88,540 | $53,972 | 2024 ACS 5-Year |
| Population density | 3,863/sq mi | 7,866/sq mi | 2024 ACS 5-Year |
| Median home value | $1,277,800 | $791,900 | 2024 ACS 5-Year |
| Median gross rent | $2,574 | $2,298 | 2024 ACS 5-Year |
| Homeownership rate | 43.6% | 66.4% | 2024 ACS 5-Year |
| Unemployment rate | 4.5% | 4.6% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 71.2% | 43.3% | 2024 ACS 5-Year |
| Poverty rate | 6.5% | 5.3% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 6 | 79 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.1 | 0.7 | 12 months ending July 2026 |
| Permit change (year over year) | -66.7% | -40.6% | 12 months ending July 2026 |
| Average July high | 88°F | 66°F | 1991-2020 Normals |
| Average January low | 41°F | 47°F | 1991-2020 Normals |
| Annual precipitation | 16.1" | 22.9" | 1991-2020 Normals |
| Distance to major airport | 15 mi | 16 mi | NASR current cycle |
| Average commute | 34.1 min | 35.2 min | 2024 ACS 5-Year |
| Median age | 37.1 | 43.0 | 2024 ACS 5-Year |
| Public schools | 3 | 3 | 2024-25 school year |
| Students per teacher | 20.81 | 21.67 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 16.6% | 71.0% | 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
94596
Elevated or high exposure: earthquake, inland flooding.
94805
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94596 — Walnut Creek, CA · 94805 — Richmond, CA · How this is calculated: methodology