WILLOWBROOK MALL
Wayne Twp, Passaic County · Block 212, Lot 5
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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 $77,902 ($1,923,787 → $1,845,885) using 2024→2025 rates (5.946 → 5.998) × assessed net.
Assessment net change: -4.9% ($32,354,300 → $30,775,000).
Assessment
| Land | $7,698,800 |
|---|---|
| Improvements | $23,076,200 |
| Net (taxable assessed, 2026) | $30,775,000 |
| Town avg ratio used | 35.82% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $85,915,690 |
| 2025 tax (MOD-IV billed) | $1,940,610.91 |
| Est. 2025 tax @ general rate | $1,845,885 |
| Mailing address (2026) | 350 NORTH ORLEANS S-300, CHICAGO IL, 60654 |
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
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Flood zone for WILLOWBROOK MALL
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Water and sewer for WILLOWBROOK MALL
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What the state maps say about WILLOWBROOK MALL
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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 | $30,775,000 | — |
| 2025 | $32,354,300 | $1,940,610.91 |
| 2024 | $32,354,300 | $1,923,786.68 |
| 2023 | $31,830,400 | $1,850,018.87 |
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 | Assessed net | Avg ratio | Implied equalized | Assessed Δ | Equalized Δ |
|---|---|---|---|---|---|
| 2023 | $31,830,400 | 44.88% | $70,923,351 | — | — |
| 2024 | $32,354,300 | 37.91% | $85,345,028 | +1.6% | +20.3% |
| 2025 | $32,354,300 | 37.66% | $85,911,577 | 0.0% | +0.7% |
| 2026 | $30,775,000 | 35.82% | $85,915,690 | -4.9% | +0.0% |
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 | $31,830,400 | 5.718 | $1,820,062 | $1,850,018.87 | — |
| 2024 | $32,354,300 | 5.946 | $1,923,787 | $1,923,786.68 | +5.7% |
| 2025 | $32,354,300 | 5.998 | $1,940,611 | $1,940,610.91 | +0.9% |
| 2026 | $30,775,000 | — | — | — | — |
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.
| District school (3.338) | $1,027,270 |
|---|---|
| County (1.225) | $376,994 |
| County open space (0.026) | $8,002 |
| Municipal purpose (1.300) | $400,075 |
| Municipal open space (0.020) | $6,155 |
| Municipal library (0.089) | $27,390 |
Property details
| Class | 4A — Commercial |
|---|---|
| Building class | — |
| Building | BJ'S - MOVIE T |
| Land description | 20.530 AC |
| Dwellings | — |
| Commercial units | — |
| Year built | — |
| Acreage | 20.53 |
| Zoning | — |
| Tax map page | CH91 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $1 · 9/1/2023 · sale assessment $32,354,300 · SR1A 4 — Transfer of convenience, such as a deed to correct the title |
| Deed book / page | 04648 / 00132 |
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.
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). Building permits are read live from the NJ construction-permit file for this block and lot. The flood zone is read live from FEMA’s flood map at a point for this address. The high and low are read live from the state’s 10-foot ground scan. Water and sewer, the soil type, the 2012 wetlands map, and the Pinelands, Highlands, and coastal-zone maps are read at that same point. A historic district is shown only when the point falls in one. Those map readings are estimates, not a survey, not a permit decision, and not a hookup record. Estimates are not an official tax bill. Owner names are not shown. Water and sewer · Soil name · Full disclaimer.