WILLOWBROOK MALL

Assessment

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.

The stored sale is not used for a change-since-sale figure. SR1A 4 — Transfer of convenience, such as a deed to correct the title marks it non-usable, or the price is a nominal amount.

Building permits for WILLOWBROOK MALL

The New Jersey construction-permit file lists 14 permits for WILLOWBROOK MALL in Wayne Twp. 10 are still open in the state file. Permit 1908, a new building, was issued 7 Sep 2022 and is open in the state file. The reported cost is $272,751. The reported size is 160 square feet.

The file does not name the work. This file is a full record from 2021 on. Older permits are mostly missing. A repair from before then can be absent here and still be at the Wayne Twp construction office.

Flood zone for WILLOWBROOK MALL

The flood map could not be checked for WILLOWBROOK MALL, because the address did not place a point on the map. Assessment and tax figures on this page are from our own records.

The state’s 10-foot ground scan puts the lowest cell on this lot at 166.1 feet and the highest at 174.2 feet (NAVD88).

These figures are estimates. The zone and any flood elevation come from FEMA’s flood map at a point for this address, and that point can fall in the street. The high and low come from the state’s 10-foot ground scan of the lot outline. A cell can catch a ditch, the street, or the edge of the lot. They are not a survey and not an insurance rating. A licensed surveyor measures the ground and the building. The town floodplain administrator, or a licensed engineer, confirms what the zone means for this lot. No zone at this point, or zone X, does not mean the lot will not flood.

Water and sewer for WILLOWBROOK MALL

The water and sewer maps could not be checked for WILLOWBROOK MALL, because the address did not place a point on the map.

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.

Mailing changed in 2025 to 350 NORTH ORLEANS S-300, CHICAGO IL, 60654.

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 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).

Where your money goes

Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.

Of the estimated decrease of $77,902, the school portion moved $26,510 down, the county portion $47,905 down, and the municipal portion $3,487 down. Those are pieces of the dollar change. They are not a change in each share of the rate.

Property details

The class, building class, SR1A, and special-tax words are the state’s names for those codes. The zoning code is the town’s. A code that is not on the state list keeps the code and says so.