The Fair Share Report
46 Park Ave
Riverside, NJ 08075
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 $206,747 – $317,659, from 12 comparable Riverside sales in the past 18 months, at this home's 1,408 sq ft.
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 $263,619 home should be assessed near $151,080.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $7,080 below what the ratio math suggests (4.7%).
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
35%81%
Paying about right
This home's ratio lands inside Riverside'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 |
|---|---|---|---|---|
| 413 DELAWARE AVE | 2025-10 | $162,750 | 1,344 | 59.7% |
| 139 PAINE ST | 2025-11 | $260,000 | 1,530 | 47.2% |
| 304 CLEVELAND AVE | 2025-08 | $296,000 | 1,312 | 43.4% |
| 304 CLEVELAND AVE | 2025-01 | $92,500 | 1,312 | 138.8% |
| 310 HEULINGS AVE | 2025-05 | $181,000 | 1,234 | 62.4% |
| 316 LIPPINCOTT AVE | 2026-04 | $300,000 | 1,360 | 45.3% |
| 208 CLEVELAND AVE | 2025-04 | $325,000 | 1,344 | 46.9% |
| 200 E WASHINGTON ST | 2025-06 | $333,000 | 1,552 | 40.3% |
| 431 BEM ST | 2025-04 | $235,000 | 1,584 | 64.3% |
| 567 FAIRVIEW ST | 2025-11 | $275,000 | 1,200 | 44.9% |
| 259 HOOKER ST | 2025-10 | $325,000 | 1,664 | 49.8% |
| 259 HOOKER ST | 2025-03 | $311,550 | 1,664 | 51.9% |
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