The Fair Share Report
404 E Evesham Ave
Magnolia, NJ 08049
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 $203,245 – $344,218, from 12 comparable Magnolia 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 Magnolia assessments sit below market value — republished every October, applied town-wide. A $280,117 home should be assessed near $168,182.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $32,882 below what the ratio math suggests (19.6%).
Step 4 · The tax rate — same for every Magnolia home
$2.591 Schools · 52% $1.007 County · 20% $1.369 Town · 28%
Step 5 · The bill
This home vs. every recent Magnolia sale · assessed ÷ market
34%80%
Paying about right
This home's ratio lands inside Magnolia'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 |
|---|---|---|---|---|
| 417 W WASHINGTON AVE | 2025-10 | $345,000 | 1,300 | 45.2% |
| 607 W MADISON AVE | 2025-12 | $215,000 | 1,188 | 71.5% |
| 607 W MADISON AVE | 2025-09 | $165,000 | 1,188 | 93.2% |
| 115 S GLOUCESTER AVE | 2025-11 | $231,000 | 1,200 | 64.0% |
| 601 W LINCOLN AV | 2026-03 | $369,300 | 1,224 | 36.3% |
| 114 E JEFFERSON AVE | 2025-11 | $355,000 | 1,212 | 46.7% |
| 130 W MONROE AVE | 2026-02 | $210,000 | 1,402 | 78.5% |
| 323 W JACKSON AVE | 2026-02 | $117,000 | 1,196 | 109.2% |
| 601 W EVESHAM AV | 2026-02 | $195,000 | 1,140 | 65.7% |
| 606 W LINCOLN AVE | 2025-12 | $275,000 | 1,236 | 50.0% |
| 104 W ADAMS AVE | 2025-10 | $318,000 | 1,075 | 42.6% |
| 347 W MONROE AVE | 2026-03 | $215,000 | 1,088 | 64.5% |
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