94806 and 94520 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
94806
94520
Opportunity
42 · Bottom 24%
vs48 · Bottom 36%
Growth
23 · Bottom 9%
vs20 · Bottom 7%
Climate
89 · Top 8%
vs89 · Top 8%
Physical resilience
23 · Bottom 17%
vs23 · Bottom 17%
Housing affordability
38 · Bottom 5%
vs34 · Bottom 3%
Access
94 · Top 46%
vs92 · Bottom 48%
Economic stability
62 · Top 46%
vs70 · Top 30%
Measured values
| Metric | 94806 | 94520 | Source period |
|---|---|---|---|
| Population | 62,546 | 37,381 | 2024 ACS 5-Year |
| Median household income | $86,034 | $82,479 | 2024 ACS 5-Year |
| Per capita income | $36,746 | $40,315 | 2024 ACS 5-Year |
| Population density | 7,966/sq mi | 3,787/sq mi | 2024 ACS 5-Year |
| Median home value | $607,800 | $601,000 | 2024 ACS 5-Year |
| Median gross rent | $2,162 | $2,197 | 2024 ACS 5-Year |
| Homeownership rate | 49.9% | 37.5% | 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 | 24.5% | 29.0% | 2024 ACS 5-Year |
| Poverty rate | 12.6% | 12.2% | 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 | 19 mi | 21 mi | NASR current cycle |
| Average commute | 37.2 min | 32.0 min | 2024 ACS 5-Year |
| Median age | 36.7 | 35.0 | 2024 ACS 5-Year |
| Public schools | 14 | 6 | 2024-25 school year |
| Students per teacher | 22.67 | 24.22 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 81.2% | 81.9% | 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
94806
Elevated or high exposure: earthquake, inland flooding.
94520
Elevated or high exposure: earthquake, inland flooding.
Full profiles: 94806 — Richmond, CA · 94520 — Concord, CA · How this is calculated: methodology