The Fair Share Report
5 Risner Ave
Penns Grove, NJ 08052
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 $104,447 – $193,586, from 12 comparable Penns Grove 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 Penns Grove assessments sit below market value — republished every October, applied town-wide. A $126,699 home should be assessed near $74,942.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $14,542 below what the ratio math suggests (19.4%).
Step 4 · The tax rate — same for every Penns Grove home
$1.434 Schools · 25% $1.590 County · 28% $2.624 Town · 46%
Step 5 · The bill
This home vs. every recent Penns Grove sale · assessed ÷ market
26%80%
Paying about right
This home's ratio lands inside Penns Grove'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 |
|---|---|---|---|---|
| 114 PENN ST | 2025-03 | $177,000 | 816 | 32.5% |
| 106 SACK AVE | 2026-01 | $185,000 | 928 | 37.3% |
| WESTMINSTER AVE | 2026-01 | $87,000 | — | 10.1% |
| 1 DIXIE DR | 2026-03 | $153,000 | 1,129 | 51.0% |
| 74 W LINE ST | 2025-05 | $155,000 | 999 | 26.4% |
| 3 WILLIS AVE | 2025-06 | $105,000 | 822 | 67.8% |
| 90 N VIRGINIA AVE | 2026-02 | $130,000 | 1,164 | 56.0% |
| 60 E MAPLE AVE | 2026-02 | $127,000 | 1,088 | 61.6% |
| 5 DIXIE DR | 2026-03 | $159,000 | 1,142 | 50.5% |
| 94 N VIRGINIA AVE | 2025-09 | $110,000 | 1,176 | 66.5% |
| 16 MARSDEN AVE | 2025-02 | $150,000 | 1,247 | 60.9% |
| 202 E MAIN ST | 2026-06 | $182,000 | 1,060 | 44.4% |
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