The Fair Share Report
121 Daniel Ave
Rutherford, NJ 07070
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Rutherford's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $595,348 – $746,643, from 12 comparable Rutherford sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Rutherford assessments sit below market value — republished every October, applied town-wide. A $680,456 home should be assessed near $451,755.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $37,755 below what the ratio math suggests (8.4%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
44%82%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 114 DANIEL AVE | 2025-09 | $650,000 | 1,558 | 75.3% |
| 64 BEECH ST | 2026-05 | $661,900 | 1,632 | 58.9% |
| 351 PARK AVENUE | 2025-01 | $675,000 | 1,722 | 57.8% |
| 151 JACKSON AVENUE | 2026-03 | $705,000 | 1,564 | 56.6% |
| 182 MORTIMER AVE | 2025-07 | $735,000 | 1,649 | 60.9% |
| 182 MORTIMER AVE | 2025-03 | $600,000 | 1,649 | 74.5% |
| 326 MORTIMER AVE | 2025-09 | $660,000 | 1,633 | 58.0% |
| 383 PARK AVENUE | 2026-06 | $765,000 | 1,732 | 47.5% |
| 115 WILSON AVE | 2025-02 | $426,800 | 1,364 | 76.2% |
| 11 CHESTNUT ST | 2025-11 | $585,000 | 1,564 | 65.7% |
| 166 SUMMIT CROSS | 2026-05 | $810,000 | 1,590 | 57.9% |
| 135 WHEATON PL | 2025-08 | $750,000 | 1,476 | 55.2% |
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