The Fair Share Report
21 Edwin Pl
Newark, NJ 07112
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 $412,208 – $493,181, from 12 comparable Newark sales in the past 18 months, at this home's 1,266 sq ft.
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 $456,695 home should be assessed near $185,829.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $65,171 above what the ratio math suggests (35.1%).
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
18%66%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (46.79%) — roughly $2,606/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1044 18TH AVE | 2026-04 | $485,000 | 1,245 | 44.5% |
| 223-225 WEST END AVE | 2026-02 | $475,000 | 1,320 | 28.8% |
| 15 RICHELIEU PL | 2025-11 | $455,000 | 1,172 | 27.1% |
| 69 RICHELIEU TER | 2025-02 | $435,000 | 1,336 | 31.1% |
| 99-101 MOUNTAINVIEW PL | 2025-09 | $470,000 | 1,298 | 26.2% |
| 267-269 WEEQUAHIC AVE | 2025-09 | $500,000 | 1,288 | 46.4% |
| 35 RICHELIEU PL | 2025-09 | $485,000 | 1,226 | 28.4% |
| 256 ELLERY AVE | 2026-04 | $481,500 | 1,375 | 29.4% |
| 212-214 NYE AVE | 2025-01 | $450,000 | 1,310 | 46.1% |
| 87 LITTLETON AVE | 2025-09 | $270,000 | 1,296 | 42.3% |
| 372 5TH ST | 2026-05 | $380,000 | 1,224 | 26.4% |
| 68 KEARNEY ST | 2026-03 | $430,000 | 1,192 | 45.1% |
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