The Fair Share Report
44 E Hancock St
Riverside, NJ 08075
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Riverside's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $188,732 – $325,712, from 12 comparable Riverside 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 Riverside assessments sit below market value — republished every October, applied town-wide. A $272,045 home should be assessed near $155,909.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $34,609 below what the ratio math suggests (22.2%).
Step 4 · The tax rate — same for every Riverside home
$2.144 Schools · 52% $0.554 County · 14% $1.392 Town · 34%
Step 5 · The bill
This home vs. every recent Riverside sale · assessed ÷ market
32%81%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 200 E WASHINGTON ST | 2025-06 | $333,000 | 1,552 | 40.3% |
| 139 PAINE ST | 2025-11 | $260,000 | 1,530 | 47.2% |
| 413 DELAWARE AVE | 2025-10 | $162,750 | 1,344 | 59.7% |
| 304 CLEVELAND AVE | 2025-08 | $296,000 | 1,312 | 43.4% |
| 304 CLEVELAND AVE | 2025-01 | $92,500 | 1,312 | 138.8% |
| 215 FILMORE ST | 2025-09 | $392,000 | 1,812 | 44.8% |
| 259 HOOKER ST | 2025-10 | $325,000 | 1,664 | 49.8% |
| 259 HOOKER ST | 2025-03 | $311,550 | 1,664 | 51.9% |
| 238 CLEVELAND AVE | 2025-01 | $290,000 | 1,546 | 47.4% |
| 310 HEULINGS AVE | 2025-05 | $181,000 | 1,234 | 62.4% |
| 316 LIPPINCOTT AVE | 2026-04 | $300,000 | 1,360 | 45.3% |
| 130 N FAIRVIEW ST | 2025-02 | $260,000 | 1,660 | 51.0% |
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