The Fair Share Report
412 Kaplan Ave
Hackensack, NJ 07601
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 $376,324 – $701,966, from 12 comparable Hackensack 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 Hackensack assessments sit below market value — republished every October, applied town-wide. A $595,107 home should be assessed near $443,831.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,831 below what the ratio math suggests (5.8%).
Step 4 · The tax rate — same for every Hackensack home
$1.457 Schools · 45% $0.291 County · 9% $1.460 Town · 46%
Step 5 · The bill
This home vs. every recent Hackensack sale · assessed ÷ market
49%117%
Paying about right
This home's ratio lands inside Hackensack'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 |
|---|---|---|---|---|
| 184 HIGH ST | 2025-11 | $928,000 | 1,798 | 60.9% |
| 40 COLES AVE | 2025-07 | $670,000 | 1,740 | 65.5% |
| 246 ROSS AVE | 2026-02 | $620,000 | 1,540 | 59.4% |
| 78 HERMAN ST | 2025-08 | $325,000 | 1,480 | 105.4% |
| 823 SUMMIT AVE | 2025-01 | $585,000 | 1,840 | 68.1% |
| 811 SUMMIT AVE | 2026-01 | $605,000 | 1,460 | 59.6% |
| 163 KENT ST | 2026-01 | $555,000 | 1,536 | 64.7% |
| 122 DAVIS AVE | 2025-07 | $610,000 | 1,668 | 62.7% |
| 131 DAVIS AVE | 2025-11 | $581,000 | 1,649 | 62.0% |
| 131 DAVIS AVE | 2025-06 | $380,000 | 1,649 | 94.8% |
| 64 DAVIS AV | 2026-06 | $680,000 | 1,532 | 58.2% |
| 90 PROSPECT AVE | 2025-04 | $430,000 | 1,704 | 52.8% |
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