718 Third Ave

Step 1 · Market value

Likely range $401,010 – $627,013, from 12 comparable Lyndhurst 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 Lyndhurst assessments sit below market value — republished every October, applied town-wide. A $568,051 home should be assessed near $494,261.

Step 3 · Assessed value

Set at the last town-wide revaluation and mostly frozen since. That's $32,861 below what the ratio math suggests (6.6%).

Step 4 · The tax rate — same for every Lyndhurst home

$1.090 Schools · 49% $0.247 County · 11% $0.887 Town · 40%

This home's own bill implies $2.093 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).

Step 5 · The bill

This home vs. every recent Lyndhurst sale · assessed ÷ market

63%121%

The evidence · comparable sales (SR1A usable-sale records)