94804 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
94804
94589
Opportunity
45 · Bottom 30%
vs40 · Bottom 20%
Growth
23 · Bottom 9%
vs26 · Bottom 12%
Climate
89 · Top 8%
vs81 · Top 15%
Physical resilience
23 · Bottom 17%
vs23 · Bottom 18%
Housing affordability
53 · Bottom 15%
vs48 · Bottom 11%
Access
96 · Top 34%
vs87 · Bottom 33%
Economic stability
58 · Bottom 48%
vs59 · Bottom 48%
Measured values
| Metric | 94804 | 94589 | Source period |
|---|---|---|---|
| Population | 44,891 | 29,990 | 2024 ACS 5-Year |
| Median household income | $91,037 | $92,735 | 2024 ACS 5-Year |
| Per capita income | $42,257 | $36,693 | 2024 ACS 5-Year |
| Population density | 6,914/sq mi | 5,294/sq mi | 2024 ACS 5-Year |
| Median home value | $631,900 | $540,400 | 2024 ACS 5-Year |
| Median gross rent | $1,826 | $2,219 | 2024 ACS 5-Year |
| Homeownership rate | 53.6% | 59.6% | 2024 ACS 5-Year |
| Unemployment rate | 4.6% | 5.3% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 32.8% | 23.0% | 2024 ACS 5-Year |
| Poverty rate | 15.8% | 10.2% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 79 | 45 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.7 | 0.4 | 12 months ending July 2026 |
| Permit change (year over year) | -40.6% | -71.9% | 12 months ending July 2026 |
| Average July high | 66°F | 79°F | 1991-2020 Normals |
| Average January low | 47°F | 38°F | 1991-2020 Normals |
| Annual precipitation | 22.9" | 20.2" | 1991-2020 Normals |
| Distance to major airport | 15 mi | 29 mi | NASR current cycle |
| Average commute | 35.1 min | 37.5 min | 2024 ACS 5-Year |
| Median age | 36.9 | 40.6 | 2024 ACS 5-Year |
| Public schools | 15 | 11 | 2024-25 school year |
| Students per teacher | 23.55 | 25.09 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 81.4% | 71.4% | 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
94804
Elevated or high exposure: earthquake, inland flooding.
94589
Elevated or high exposure: drought, earthquake, inland flooding.
Full profiles: 94804 — Richmond, CA · 94589 — Vallejo, CA · How this is calculated: methodology