94610 and 94538 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
94610
94538
Opportunity
55 · Bottom 49%
vs58 · Top 43%
Growth
51 · Top 49%
vs48 · Bottom 46%
Climate
85 · Top 10%
vs89 · Top 8%
Physical resilience
36 · Bottom 29%
vs36 · Bottom 29%
Housing affordability
51 · Bottom 14%
vs50 · Bottom 13%
Access
99 · Top 8%
vs99 · Top 8%
Economic stability
72 · Top 27%
vs80 · Top 11%
Measured values
| Metric | 94610 | 94538 | Source period |
|---|---|---|---|
| Population | 32,628 | 67,781 | 2024 ACS 5-Year |
| Median household income | $134,507 | $147,301 | 2024 ACS 5-Year |
| Per capita income | $93,337 | $63,191 | 2024 ACS 5-Year |
| Population density | 15,604/sq mi | 4,098/sq mi | 2024 ACS 5-Year |
| Median home value | $1,379,700 | $1,136,600 | 2024 ACS 5-Year |
| Median gross rent | $2,209 | $2,860 | 2024 ACS 5-Year |
| Homeownership rate | 38.0% | 44.7% | 2024 ACS 5-Year |
| Unemployment rate | 4.6% | 4.2% | June 2026 |
| Employment change (year over year) | -1.7% | -1.7% | June 2026 |
| Bachelor's degree or higher | 72.4% | 54.8% | 2024 ACS 5-Year |
| Poverty rate | 7.9% | 5.5% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 991 | 708 | 12 months ending July 2026 |
| Permits per 1,000 residents | 2.3 | 3.1 | 12 months ending July 2026 |
| Permit change (year over year) | 240.5% | 713.8% | 12 months ending July 2026 |
| Average July high | 72°F | 77°F | 1991-2020 Normals |
| Average January low | 42°F | 42°F | 1991-2020 Normals |
| Annual precipitation | 18.7" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 6 mi | 10 mi | NASR current cycle |
| Average commute | 34.3 min | 31.8 min | 2024 ACS 5-Year |
| Median age | 40.6 | 36.7 | 2024 ACS 5-Year |
| Public schools | 4 | 20 | 2024-25 school year |
| Students per teacher | 19.43 | 21.00 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 74.0% | 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
94610
Elevated or high exposure: earthquake, inland flooding.
94538
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94610 — Oakland, CA · 94538 — Fremont, CA · How this is calculated: methodology