The Fair Share Report
41 Beech St
Rutherford, NJ 07070
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 $674,754 – $1,114,334, from 12 comparable Rutherford 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 Rutherford assessments sit below market value — republished every October, applied town-wide. A $919,830 home should be assessed near $610,675.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $65,875 below what the ratio math suggests (10.8%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
43%86%
Paying about right
This home's ratio lands inside Rutherford'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 |
|---|---|---|---|---|
| 88 MONTROSS AVE | 2026-03 | $1,050,000 | 2,500 | 59.5% |
| 246 MORTIMER AVE | 2026-02 | $550,000 | 2,308 | 96.7% |
| 180 SPRINGFIELD AVE | 2025-04 | $1,150,000 | 2,220 | 51.8% |
| 306 SYLVAN STREET | 2025-10 | $680,000 | 2,029 | 73.2% |
| 86 WHEATON PLACE | 2025-12 | $1,115,000 | 2,133 | 47.2% |
| 33 W NEWELL AVE | 2026-02 | $740,000 | 2,361 | 70.5% |
| 136 IRVING PLACE | 2026-01 | $675,000 | 2,348 | 71.0% |
| 142 WASHINGTON AVE | 2025-04 | $900,000 | 2,056 | 53.1% |
| 264 ORIENT WAY | 2025-09 | $1,100,000 | 2,162 | 56.3% |
| 119 WHEATON PL | 2025-05 | $805,000 | 2,031 | 56.3% |
| 334 PARK AVE | 2025-12 | $925,000 | 2,085 | 58.2% |
| 200 JACKSON AVENUE | 2025-02 | $810,000 | 2,766 | 61.7% |
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