The Fair Share Report
51 E Hancock St
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 $161,877 – $313,144, 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 $255,683 home should be assessed near $146,532.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $45,232 below what the ratio math suggests (30.9%).
Step 4 · The tax rate — same for every Riverside home
$2.144 Schools · 52% $0.554 County · 14% $1.392 Town · 34%
This home's own bill implies $4.002 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Riverside sale · assessed ÷ market
27%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 |
|---|---|---|---|---|
| 101 E WASHINGTON ST | 2025-10 | $195,000 | 1,328 | 50.5% |
| 525 BRIDGEBORO ST | 2026-03 | $265,000 | 1,264 | 42.1% |
| 525 BRIDGEBORO ST | 2025-01 | $249,900 | 1,264 | 44.7% |
| 433 KOSSUTH ST | 2025-01 | $168,000 | 1,233 | 50.3% |
| 28 E HANCOCK ST | 2025-08 | $230,000 | 1,211 | 49.7% |
| 224 FILMORE ST | 2025-02 | $230,000 | 1,200 | 39.5% |
| 215 HOOKER STREET | 2026-05 | $150,000 | 1,163 | 84.9% |
| 304 CLEVELAND AVE | 2025-08 | $296,000 | 1,312 | 43.4% |
| 304 CLEVELAND AVE | 2025-01 | $92,500 | 1,312 | 138.8% |
| 130 SPRING GARDEN ST | 2025-01 | $299,900 | 1,280 | 36.8% |
| 535 BRIDGEBORO ST | 2025-03 | $225,000 | 1,230 | 48.9% |
| 64 PARK AVE | 2025-06 | $260,000 | 1,120 | 44.2% |
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