The Fair Share Report
31 Second Ave
Roseland, NJ 07068
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 $581,979 – $813,420, from 12 comparable Roseland 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 Roseland assessments sit below market value — republished every October, applied town-wide. A $725,877 home should be assessed near $679,566.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $173,866 below what the ratio math suggests (25.6%).
Step 4 · The tax rate — same for every Roseland home
$0.965 Schools · 52% $0.344 County · 18% $0.552 Town · 30%
Step 5 · The bill
This home vs. every recent Roseland sale · assessed ÷ market
57%105%
Paying about right
This home's ratio lands inside Roseland'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 |
|---|---|---|---|---|
| 26 PASSAIC AVENUE | 2025-11 | $620,000 | 1,524 | 69.5% |
| 48 OAK DRIVE | 2025-12 | $1,057,000 | 1,767 | 56.7% |
| 48 OAK DRIVE | 2025-09 | $775,000 | 1,767 | 77.3% |
| 18 PLYMOUTH PLACE | 2025-10 | $750,000 | 1,359 | 61.3% |
| 50 COOPER AVENUE | 2026-03 | $700,000 | 1,926 | 81.0% |
| 23 MONROE AVENUE | 2025-06 | $755,000 | 1,699 | 70.7% |
| 9 LIVINGSTON AVENUE | 2025-07 | $640,000 | 1,427 | 65.5% |
| 2 CONOVER AVENUE | 2025-01 | $525,000 | 1,510 | 90.2% |
| 46 FREEMAN STREET | 2025-04 | $475,000 | 1,472 | 99.6% |
| 18 MITCHELL AVENUE | 2025-08 | $740,000 | 1,860 | 76.0% |
| 14 MITCHELL AVENUE | 2025-09 | $682,000 | 1,845 | 73.8% |
| 24 MARTHA ROAD | 2025-02 | $880,000 | 1,817 | 73.6% |
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