The Fair Share Report
128 Daniel Ave
Rutherford, NJ 07070
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $526,408 – $678,347, 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 $612,433 home should be assessed near $406,594.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,294 below what the ratio math suggests (6.2%).
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%
Paying about right
This home's ratio lands inside Rutherford's normal band. The drift hasn't singled it out — no case for a tax appeal.
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% |
| 115 WILSON AVE | 2025-02 | $426,800 | 1,364 | 76.2% |
| 47 VANDERBURGH AVE | 2025-11 | $565,000 | 1,328 | 66.4% |
| 272 VAN WINKLE PLACE | 2025-06 | $607,914 | 1,393 | 57.6% |
| 10 SUNDERLAND AVE | 2025-03 | $490,000 | 1,290 | 76.8% |
| 135 WHEATON PL | 2025-08 | $750,000 | 1,476 | 55.2% |
| 40 CARMITA AVE | 2025-09 | $500,000 | 1,386 | 80.6% |
| 39 HAWTHORNE ST | 2025-06 | $517,500 | 1,312 | 76.1% |
| 47 ELYCROFT PKWY | 2026-05 | $615,000 | 1,314 | 61.2% |
| 20 WALNUT ST | 2025-11 | $560,000 | 1,267 | 73.1% |
| 189 SUMMIT CROSS | 2025-01 | $560,000 | 1,303 | 79.4% |
| 11 AYER PL | 2026-01 | $670,000 | 1,322 | 53.4% |
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