The Fair Share Report
809 Sinclair Rd
Point Pleasant, NJ 08742
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 $562,139 – $760,669, from 12 comparable Point Pleasant 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 Point Pleasant assessments sit below market value — republished every October, applied town-wide. A $678,786 home should be assessed near $363,354.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $1,754 below what the ratio math suggests (0.5%).
Step 4 · The tax rate — same for every Point Pleasant home
$1.344 Schools · 55% $0.568 County · 23% $0.511 Town · 21%
Step 5 · The bill
This home vs. every recent Point Pleasant sale · assessed ÷ market
32%70%
Paying about right
This home's ratio lands inside Point Pleasant'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 |
|---|---|---|---|---|
| 1852 BEACH BLVD | 2025-02 | $790,000 | 1,263 | 39.9% |
| 405 RIVER AVE | 2025-05 | $730,000 | 1,378 | 41.3% |
| 803 BEAVER DAM RD | 2025-12 | $420,000 | 1,248 | 61.3% |
| 2228 ROGERS RD | 2026-06 | $661,000 | 1,209 | 45.6% |
| 1128 HOLLYWOOD BLVD | 2025-01 | $700,000 | 1,380 | 39.3% |
| 1301 BAY AVE | 2026-01 | $963,000 | 1,512 | 30.0% |
| 820 TRENTON AVE | 2025-07 | $720,000 | 1,504 | 41.6% |
| 915 BROOKS RD | 2025-11 | $731,000 | 1,470 | 41.2% |
| 1409 BUCKNER ST | 2025-07 | $783,000 | 1,500 | 43.0% |
| 2405 CEDAR ST | 2025-05 | $635,000 | 1,344 | 47.5% |
| 1501 HULSE RD UNIT 13 | 2026-04 | $480,000 | 1,312 | 51.1% |
| 1501 HULSE RD UNIT 22 | 2026-01 | $599,900 | 1,312 | 49.3% |
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