65 JAMES ST
Edison, Middlesex County · Block 643.31, Lot 17.4
Assessments are tax year 2026; latest published general rate we have is 2025. Estimate uses that rate until the 2026 rate is loaded.
Estimated tax down $13,015 ($10,657,668 → $10,644,653) using 2024→2025 rates (5.732 → 5.725) × assessed net.
Assessment net change: 0.0% ($185,932,800 → $185,932,800).
Assessment
| Land | $10,114,200 |
|---|---|
| Improvements | $175,818,600 |
| Net (taxable assessed, 2026) | $185,932,800 |
| Town avg ratio used | 29.69% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $626,247,221 |
| 2025 tax (MOD-IV billed) | — |
| Est. 2025 tax @ general rate | $10,644,653 |
| Mailing address (2026) | 80 JAMES ST-VP CORP FACIL, EDISON; NJ, 08820 |
How the ratio works: New Jersey towns often assess below full market value. The average ratio (Director’s / Chapter 123) estimates what percent of true market value the town’s assessments represent. Implied equalized value ≈ assessed net ÷ (ratio ÷ 100). Example: assessed $187,600 at 55.89% ≈ $335,700 equalized. Tax bills still use assessed value × the general tax rate — not the equalized figure.
Year-by-year assessed value & tax
From NJ MOD-IV files (2023, 2024, 2025, 2026). Tax is the MOD-IV billed amount when present; otherwise —. Current mailing is in Assessment above.
| Year | Assessed net | Tax |
|---|---|---|
| 2026 | $185,932,800 | — |
| 2025 | $185,932,800 | — |
| 2024 | $185,932,800 | — |
| 2023 | $185,932,800 | — |
Assessed value & ratio history
Parcel assessed nets come from MOD-IV year files (2023, 2024, 2025, 2026). Town average ratios are from Abstract / Chapter 123 when available — implied equalized = assessed ÷ (ratio ÷ 100).
| Tax year | Assessed net | Avg ratio | Implied equalized | Assessed Δ | Equalized Δ |
|---|---|---|---|---|---|
| 2023 | $185,932,800 | 38.14% | $487,500,787 | — | — |
| 2024 | $185,932,800 | 36.48% | $509,684,211 | 0.0% | +4.6% |
| 2025 | $185,932,800 | 35.12% | $529,421,412 | 0.0% | +3.9% |
| 2026 | $185,932,800 | 29.69% | $626,247,221 | 0.0% | +18.3% |
Tax year history
Assessed net is from that year’s MOD-IV file. Est. tax = assessed × that year’s general rate when we have the rate sheet. Billed tax is the MOD-IV tax field when present (often empty for the newest file year).
| Tax year | Assessment net | General rate | Est. tax (that year) | Billed tax | Est. vs prior |
|---|---|---|---|---|---|
| 2023 | $185,932,800 | 5.703 | $10,603,748 | — | — |
| 2024 | $185,932,800 | 5.732 | $10,657,668 | — | +0.5% |
| 2025 | $185,932,800 | 5.725 | $10,644,653 | — | -0.1% |
| 2026 | $185,932,800 | — | — | — | — |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.
Of the estimated change ($-13,015): schools ≈ +385.7%, county ≈ -28.6%, municipal ≈ -257.1%.
| District school (3.139) | $5,836,431 |
|---|---|
| County (0.904) | $1,680,833 |
| County open space (0.086) | $159,902 |
| Municipal purpose (1.492) | $2,774,117 |
| Municipal open space (0.010) | $18,593 |
| Municipal library (0.094) | $174,777 |
Property details
| Class | 15D |
|---|---|
| Building class | 10 |
| Building | 4SB |
| Land description | 37.46 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | — |
| Acreage | 37.46 |
| Zoning | EI |
| Tax map page | 165 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $100 · 9/28/2063 · sale assessment $39,184,600 |
| Deed book / page | 02435 / 00492 |
See this lot on the statewide map, then come back for the full tax story.
Show on mapSources: NJ Division of Taxation MOD-IV (current parcel file) and tax rates for 2025 (Abstract of Ratables). Estimates are not an official tax bill. Owner names are not shown. Full disclaimer.