The Fair Share Report
304 Central Ave
Alpha, NJ 08865
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 $189,514 – $291,471, from 12 comparable Alpha 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 Alpha assessments sit below market value — republished every October, applied town-wide. A $239,286 home should be assessed near $152,353.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $59,553 below what the ratio math suggests (39.1%).
Step 4 · The tax rate — same for every Alpha home
$1.754 Schools · 50% $0.758 County · 22% $0.973 Town · 28%
This home's own bill implies $3.216 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Alpha sale · assessed ÷ market
26%92%
Paying about right
This home's ratio lands inside Alpha'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 |
|---|---|---|---|---|
| 1175 SIXTH AVENUE | 2025-06 | $270,000 | 987 | 50.9% |
| 230 EAST CENTRAL AVENUE | 2025-06 | $310,000 | 1,104 | 46.9% |
| 1133 EAST BOULEVARD | 2025-08 | $210,000 | 1,064 | 45.2% |
| 1127 EAST BOULEVARD | 2025-04 | $210,000 | 1,064 | 43.5% |
| 737 NORTH BOULEVARD | 2025-09 | $250,000 | 1,178 | 46.5% |
| 1600 THIRD AVENUE | 2025-05 | $240,000 | 1,008 | 72.2% |
| 903 FOURTH AVENUE | 2026-05 | $360,000 | 988 | 44.9% |
| 227 ELLEN STREET | 2025-06 | $336,000 | 1,066 | 47.3% |
| 205 SOMERSET STREET | 2025-09 | $310,000 | 1,080 | 50.6% |
| 741 NORTH BOULEVARD | 2025-08 | $140,000 | 818 | 75.4% |
| 1526 WARREN STREET | 2025-04 | $125,000 | 704 | 58.6% |
| 968 HOBSON STREET | 2025-06 | $301,000 | 1,470 | 59.5% |
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