The Fair Share Report
55 Coolidge Pl
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 $337,128 – $429,700, 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 $393,858 home should be assessed near $293,739.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $120,461 above what the ratio math suggests (41.0%).
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%128%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (85.77%) — roughly $3,864/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 160 OVERLOOK AVE. | 2025-06 | $425,000 | 1,504 | 88.7% |
| 160 OVERLOOK AVE. | 2026-05 | $445,000 | 1,464 | 67.2% |
| 160 OVERLOOK AVE. | 2026-04 | $410,000 | 1,464 | 82.9% |
| 160 OVERLOOK AVE. | 2026-02 | $327,000 | 1,464 | 98.3% |
| 160 OVERLOOK AVE. | 2026-02 | $400,000 | 1,464 | 87.0% |
| 160 OVERLOOK AVE. | 2025-11 | $380,000 | 1,464 | 86.0% |
| 160 OVERLOOK AVE. | 2025-10 | $405,000 | 1,464 | 82.2% |
| 160 OVERLOOK AVE. | 2025-09 | $319,900 | 1,464 | 93.4% |
| 160 OVERLOOK AVE. | 2025-03 | $415,000 | 1,464 | 75.0% |
| 326 PROSPECT AVE. | 2026-05 | $340,000 | 1,461 | 79.5% |
| 326 PROSPECT AVE. | 2026-05 | $380,000 | 1,461 | 71.7% |
| 326 PROSPECT AVE | 2025-08 | $375,000 | 1,461 | 73.3% |
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