The Fair Share Report
16 Eagles St
Newark, NJ 07040
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 $376,753 – $552,097, from 12 comparable Newark 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 Newark assessments sit below market value — republished every October, applied town-wide. A $430,560 home should be assessed near $175,195.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $94,295 below what the ratio math suggests (53.8%).
Step 4 · The tax rate — same for every Newark home
$1.162 Schools · 29% $0.519 County · 13% $2.318 Town · 58%
Step 5 · The bill
This home vs. every recent Newark sale · assessed ÷ market
9%58%
Keep quiet and enjoy it
This home's assessment ratio sits below the Newark pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 303 ELM ST | 2026-01 | $420,000 | 1,392 | 31.7% |
| 261 LAKE ST | 2026-04 | $530,000 | 1,440 | 16.9% |
| 261 S 10TH ST | 2025-03 | $335,000 | 1,230 | 33.0% |
| 53 MARROW ST | 2025-08 | $415,000 | 1,420 | 43.7% |
| 87 MCWHORTER ST | 2026-02 | $670,000 | 1,533 | 23.0% |
| 85 WAKEMAN AVE | 2025-10 | $485,000 | 1,360 | 19.6% |
| 47 ANN ST | 2026-03 | $525,000 | 1,480 | 27.7% |
| 108 N 13TH ST | 2026-03 | $410,000 | 1,495 | 18.6% |
| 64 ELM RD | 2025-05 | $650,000 | 1,260 | 36.5% |
| 95 MT PROSPECT AVE | 2025-08 | $630,000 | 1,390 | 32.1% |
| 116 N 13TH ST | 2026-06 | $320,000 | 1,495 | 17.2% |
| 118 N 13TH ST | 2026-02 | $325,000 | 1,495 | 16.9% |
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