116 First St

Step 1 · Market value

Likely range $409,412 – $507,595, from 12 comparable Middlesex sales in the past 18 months, at this home's 1,392 sq ft.

Step 2 · The Director's Ratio

The state's official measure of how far Middlesex assessments sit below market value — republished every October, applied town-wide. A $491,580 home should be assessed near $479,389.

Step 3 · Assessed value

Set at the last town-wide revaluation and mostly frozen since. That's $42,989 below what the ratio math suggests (9.0%).

Step 4 · The tax rate — same for every Middlesex home

$1.137 Schools · 54% $0.340 County · 16% $0.643 Town · 30%

This home's own bill implies $1.945 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).

Step 5 · The bill

This home vs. every recent Middlesex sale · assessed ÷ market

77%122%

The evidence · comparable sales (SR1A usable-sale records)