94805 and 94519 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
94805
94519
Opportunity
50 · Bottom 39%
vs53 · Bottom 47%
Growth
23 · Bottom 9%
vs20 · Bottom 7%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
23 · Bottom 17%
vs23 · Bottom 17%
Housing affordability
50 · Bottom 13%
vs59 · Bottom 21%
Access
95 · Top 37%
vs92 · Bottom 47%
Economic stability
80 · Top 11%
vs68 · Top 33%
Measured values
| Metric | 94805 | 94519 | Source period |
|---|---|---|---|
| Population | 14,670 | 19,058 | 2024 ACS 5-Year |
| Median household income | $111,152 | $122,418 | 2024 ACS 5-Year |
| Per capita income | $53,972 | $52,682 | 2024 ACS 5-Year |
| Population density | 7,866/sq mi | 4,201/sq mi | 2024 ACS 5-Year |
| Median home value | $791,900 | $783,700 | 2024 ACS 5-Year |
| Median gross rent | $2,298 | $2,325 | 2024 ACS 5-Year |
| Homeownership rate | 66.4% | 70.9% | 2024 ACS 5-Year |
| Unemployment rate | 4.6% | 4.2% | June 2026 |
| Employment change (year over year) | -1.8% | -1.8% | June 2026 |
| Bachelor's degree or higher | 43.3% | 28.9% | 2024 ACS 5-Year |
| Poverty rate | 5.3% | 5.5% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 79 | 73 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.7 | 0.6 | 12 months ending July 2026 |
| Permit change (year over year) | -40.6% | -16.1% | 12 months ending July 2026 |
| Average July high | 66°F | 88°F | 1991-2020 Normals |
| Average January low | 47°F | 41°F | 1991-2020 Normals |
| Annual precipitation | 22.9" | 16.1" | 1991-2020 Normals |
| Distance to major airport | 16 mi | 22 mi | NASR current cycle |
| Average commute | 35.2 min | 36.7 min | 2024 ACS 5-Year |
| Median age | 43.0 | 40.1 | 2024 ACS 5-Year |
| Public schools | 3 | 6 | 2024-25 school year |
| Students per teacher | 21.67 | 22.04 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 71.0% | 64.7% | 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
94805
Elevated or high exposure: earthquake, inland flooding.
94519
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94805 — Richmond, CA · 94519 — Concord, CA · How this is calculated: methodology