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Place dossier plate
SheetCA-SOUTH-SAN-GABRIEL-CA · South San Gabriel, CA 8,084 pop · income 58th pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around South San Gabriel
Lowest/highest poles plus peers nearest South San Gabriel on median household income. Full ladder: /browse and /rankings.
median HH income
University of… · lowest
17,625
University of… · lowest
17,625 median HH income
9.4% of the leader · rank #1
Hideout · near
76,912
Hideout · near
76,912 median HH income
41.0% of the leader · rank #2
Cortez · near
76,915
Cortez · near
76,915 median HH income
41.0% of the leader · rank #3
South San Gab… · this city
76,921
South San Gab… · this city
76,921 median HH income
41.0% of the leader · rank #4
Lake Isabella · near
76,923
Lake Isabella · near
76,923 median HH income
41.0% of the leader · rank #5
La France · near
76,926
La France · near
76,926 median HH income
41.0% of the leader · rank #6
Rolling Hills… · highest
187,500
Rolling Hills… · highest
187,500 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income
Out-of-state nearest neighbors for South San Gabriel on ACS population and median household income
. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 8,084.
Measured against every US city with at least 1,000 residents, South San Gabriel lands in the 58th percentile for household income. Source: Census ACS.
58th
percentile, household income
91st
percentile, home value
88th
percentile, median rent
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: South San Gabriel, CA
California's South San Gabriel is a small town, with 8,084 residents per the latest Census Bureau ACS figures. The typical household in South San Gabriel brings in $76,921 a year, above the median for U.S. cities on this measure, with a poverty rate of 4.3%. South San Gabriel's housing stock carries a median value of $655,400, and the median resident age is 45.2 years. About 29.0% of adults hold a bachelor's degree or higher, while 56.5% of working-age residents are in the labor force.
The city is served by 1 public schools according to NCES Common Core of Data.
California carries a cost-of-living premium: on BEA's 100-equals-national-average cost index, California scores 110.7 (Well Above Average), per the 2024 Regional Price Parities release. Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $2,053 monthly. Statewide, average monthly utility bills in California run around $275, per EIA 2023 residential energy data. On FEMA's National Risk Index, this area rates 88.7 out of 100 for natural-hazard exposure (Very High).
A decision-led reading path
Useful questions to ask of South San Gabriel's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from housing and income to work and mobility to comparison shortlist to schools and households; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For South San Gabriel, city-specific coverage includes matched public-school count, commute-mode shares.
No matched row is reported here for FBI reported-crime rates, local building permits, annual population history, within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
Question 1
How far does income reach against housing in South San Gabriel?
The home-value-to-income reference is comparatively stretched: the ACS median home value is 8.5 times median household income. The ACS poverty estimate is 4.3%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Housing value is high relative to the citywide income median. That flags a question for comparison, not a verdict: tenure, household composition, financing costs, and the age of the ACS estimate can all change what a resident actually pays.
What does the journey to work look like in South San Gabriel?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Driving alone is the largest reported mode at 75.7%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
Which cities make useful reference points for South San Gabriel?
Within California, the closest population matches are Bermuda Dunes (8,074 residents, $93,819 income); Midway (8,094 residents, $64,735 income); Pismo Beach (8,024 residents, $112,913 income). Outside the state, the closest population matches in this dataset are Whitmore Lake, MI (8,083 residents); Alliance, NE (8,089 residents); Lake Carmel, NY (8,090 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching.
What does the education layer cover for South San Gabriel?
The NCES join finds 1 public school within the city match. 29.0% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
The matched institution count is small, so district boundaries and schools outside the city line may matter more than the municipal count suggests. Use the number as a coverage cue, then verify attendance zones with the district before making a household decision.
Above median income · poverty 4.3% (Below-median poverty)
Cost of Living Index (state)
110.7 (US=100)
Highest-decile cost · BEA RPP 2024, California average
D
City profile score · South San Gabriel, CA
47/100
4 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Poverty rate B
4.3%
Share of residents below the poverty line; lower scores better on this axis.
Household income C
$76,921
Median household income vs U.S. cities (pop ≥1,000); ACS.
Bachelor's+ share C
29.0%
Adults with a bachelor's degree or higher; ACS.
Cost of living F
110.7 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Violent crime N/A
N/A
No FBI UCR violent-crime rate for this place (coverage is incomplete).
South San Gabriel profile (scored ACS/FBI dimensions)Read the chart values
Poverty rate: 70/100 (B) · 4.3%
Household income: 56/100 (C) · $76,921
Bachelor's+ share: 56/100 (C) · 29.0%
Cost of living: 6/100 (F) · 110.7 index
How does South San Gabriel compare to other US cities?
South San Gabriel measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income58% higher than other cities
Home value91% pricier than other cities
Median rent88% pricier than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
How we calculate these percentiles & ranks
Each percentile compares South San Gabriel against every qualifying US city; each in-state rank narrows that to California only. Full formula and direction notes: methodology.
California-relative analysis
Median Gross Rent places South San Gabriel near the bottom of California's cities
Among the 1,458 California cities PlainCities tracks with reported median gross rent data, South San Gabriel ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares South San Gabriel only against its own state's cities, not the full US field.
Median Household Income
#827 of 1,338
38th percentile in California
Median Gross Rent
#1 of 1,458
0th percentile in California
Median Home Value
#497 of 1,343
63rd percentile in California
Poverty Rate
#915 of 1,450
36th percentile in California
Bachelor's Degree or Higher
#643 of 1,458
56th percentile in California
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within California only, not a livability score. See the methodology for the source and calculation.
Gauge source note
58th percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.
How South San Gabriel's home value compares nationally
Median home value vs. every US city (population 1,000+)
$655,4009th percentilemore affordable than 9% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
South San Gabriel's home-value-to-income ratio: 8.5×
ACS median home value divided by median household income.
Band
pressured
> 5.0×
National rank
#15,167 of 15,516
More affordable than 2% of tracked cities (pop. 1,000+)
Size class
#11,115 of 11,323
Micro cities (under 10,000)
At 8.5×, South San Gabriel sits in the pressured band:
national rank #15,167 of 15,516 and #11,115 of 11,323micro cities (under 10,000).
Housing value is high relative to the citywide income median, a comparison flag, not a verdict on any household.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$76,921South San Gabriel, CA median household income (Census ACS)
Show U.S. national quintile / Lorenz context South San Gabriel, CA median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for South San Gabriel, CA.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)29.0%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)4.3%
Census ACS S1701, poverty status
Labor force participation (adults 16+)56.5%
Census ACS S2301, share of working-age residents in the labor force
Population
8,084
Median Income
$76,921
Median Home Value
$655,400
Median Age
45.2
Poverty Rate
4.3%
Labor force participation
56.5%
Bachelor's Degree+
29.0%
Schools
Total Schools
1
Public schools in this city
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
75.7%
Carpool
8.8%
Public Transit
0.6%
Walk
2.2%
Work from Home
12.3%
Based on 3,817 workers 16 and over.
Monthly Utility Costs
California statewide monthly utility average (EIA 2023): $275
EIA 2023 residential energy data puts average monthly utilities across California at $275 (electricity about $150 , water and sewer about $70 ).
These are California statewide averages, not a meter reading for South San Gabriel. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
California's BEA cost-of-living index is 110.7 (Well Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around South San Gabriel is $2,053/mo. FEMA's National Risk Index, averaged to California statewide on PlainCities, rates natural-hazard exposure at 88.7 / 100 (Very High).
Cost/risk geography note
Cost of living is a California statewide BEA average; rent is a county-level HUD Fair Market Rent for the county South San Gabriel sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How South San Gabriel compares to similar-size California cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, NCES CCD, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.