317 Hibbs Ave · Glenolden, PA 19036

$64,999

2 bd · 1.0 ba · 1,359 sqft · SingleFamily · 33 Days on market

Built 1942 Fair condition $48/sqft · 80% below area $574/mo HOA · 31% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Definitely need to read this description. .. this is not your normal house!! Pricewise, it absolutely cannot be matched. Location-wise, its an absolute dream. .. .as its in a "park-like" atmosphere and has everything you need within walking distance. You just need to know that you do pay a $574 monthly fee, and it pays for all your utilities (even heat and electric). All you have to do is pay for cable/internet. Mortgages won't be allowed (as far I know). There is also a video online that gives you the full walkthrough, you should definitely watch that before booking an appointment with your realtor. It will help :).

Key facts

• Parking
• Built 1942
• Listed 33 days

Property features AI

Finance

• HOA & community: Monthly coop fee of $574; Fee includes electricity, gas, snow removal, and trash

Exterior

• Parking: One assigned parking space; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Detached property; Cooperative ownership
• Construction: Stone construction; Slab foundation; Estimated year built
• Exterior features: Above-grade other structures

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the upper level; Master bedroom
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling fuel
• Interior features: Eat-in kitchen; Living room; Family room
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.8% in Glenolden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#69 in PA, #481 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Interboro SD (suburban): math 25% / reading 50% proficiency, ranked #369 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,049 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.85% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.89%
• DSCR: 2.29
• GRM: 2.9

CMA / ARV

• ARV (median comp): $332,908
• List price: $64,999
• Delta: -80.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 W Grays Ave	0.23mi	3/1.0 (+1)	1,344 (-1%)	3mo	$330,000	$246	80
409 W Grays Ave	0.27mi	3/1.0 (+1)	1,344 (-1%)	1mo	$335,000	$249	80
618 W South Ave	0.26mi	3/1.5 (+1)	1,288 (-5%)	5mo	$345,000	$268	68
619 Glenfield Ave	0.29mi	3/2.0 (+1)	1,288 (-5%)	4mo	$375,000	$291	66
2815 Armstrong Ave	0.51mi	2/1.5	1,165 (-14%)	1mo	$275,000	$236	50
424 Holmes Rd	0.64mi	3/1.0 (+1)	1,496 (+10%)	1mo	$370,000	$247	48
20 N Llanwellyn Ave	0.57mi	3/1.5 (+1)	1,498 (+10%)	3mo	$350,000	$234	47
821 Lawnton Ter	0.75mi	3/1.0 (+1)	1,277 (-6%)	6mo	$225,000	$176	45
2502 Grand Ave	0.54mi	3/1.5 (+1)	1,159 (-15%)	6mo	$325,000	$280	38
2920 Larkspur Ln	0.71mi	3/1.5 (+1)	1,536 (+13%)	1mo	$355,000	$231	37
2704 Quaint St	0.68mi	3/1.5 (+1)	1,165 (-14%)	2mo	$299,999	$258	36
2329 Armstrong Ave	0.71mi	2/2.0	1,165 (-14%)	7mo	$333,000	$286	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.98×
• Total profit: $17,752
• Equity at exit: $9,692

10-year hold

• IRR: 31.7%
• Equity multiple: 3.91×
• Total profit: $52,935
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 19036

• Active inventory: 46
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$574
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $438

Break-even live

Break-even rent $1,295

Max offer price $64,999

Occupancy floor 71%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Westbridge Rd Glenolden, PA	3.0	1.5	1224	$2,350	$1.92	24d	1	0.36mi
640 South Ave Secane, PA	1.0–2.0	1.0–1.5	742	$1,600	$2.16	12d	5	0.41mi
1074 N Academy Ave Glenolden, PA	3.0	1.0	1152	$1,850	$1.61	5d	1	0.42mi
209 Glenside Ave Unit 1ST FLOOR Holmes, PA	2.0	1.0	1872	$1,600	$0.85	43d	1	0.50mi
2350 Baldwin Ave Unit 1B Holmes, PA	1.0	1.0	900	$1,400	$1.56	43d	1	0.52mi
202 Green St Holmes, PA	2.0	1.0	1560	$1,700	$1.09	18d	1	0.56mi
925 Maple Ave Glenolden, PA	3.0	2.0	1152	$2,800	$2.43	21d	1	0.59mi
902 Maple Ave Glenolden, PA	3.0	1.0	1152	$1,745	$1.51	43d	1	0.65mi
100 E Glenolden Ave Glenolden, PA	1.0–4.0	1.0–2.0	920	$1,683	$1.83	1d	4	0.78mi
100 S Oak Ave Glenolden, PA	1.0–2.0	1.0–2.0	830	$1,500	$1.81	23d	3	0.89mi
306 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	4d	1	0.96mi
304 Pine St Glenolden, PA	3.0	2.0	1120	$2,400	$2.14	43d	1	0.97mi
145 Isabel Ave Unit 145B Glenolden, PA	2.0	1.0	890	$1,525	$1.71	43d	1	0.98mi
132 Folcroft Ave Folcroft, PA	2.0	1.0	725	$1,679	$2.32	2d	3	1.01mi
66 Folcroft Ave Folcroft, PA	3.0	1.0	1224	$1,895	$1.55	3d	1	1.03mi
1513 Elmwood Ave Unit 4 Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.24mi
1503 Elmwood Ave Folcroft, PA	3.0	1.0	1025	$1,699	$1.66	24d	1	1.25mi
304 Christopher Pl Primos, PA	2.0	1.0	1600	$1,400	$0.88	5d	1	1.28mi
304 Christopher Pl Unit 1st Floor Primos, PA	2.0	1.0	875	$1,400	$1.60	3d	1	1.28mi
819 11th Ave Unit C Prospect Park, PA	2.0	2.0	916	$2,250	$2.46	43d	1	1.29mi
804 Grant Rd Folcroft, PA	3.0	1.0	1088	$2,050	$1.88	43d	1	1.34mi
151 S Bishop Ave Clifton Heights, PA	1.0–2.0	1.0–2.0	875	$1,989	$2.27	1d	3	1.40mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,450	$2.40	24d	1	1.43mi
112 Juliana Ter Darby, PA	3.0	1.0	1020	$2,350	$2.30	44d	1	1.43mi
701 Lincoln Ave Prospect Park, PA	1.0–2.0	1.0	762	$1,425	$1.87	21d	3	1.45mi
2001 Carter Rd Folcroft, PA	3.0	1.0	1224	$2,150	$1.76	43d	1	1.47mi
118 Felton Ave Darby, PA	3.0	1.0	1152	$1,750	$1.52	21d	1	1.47mi
319 S Church St Clifton Heights, PA	3.0	1.0	1152	$1,900	$1.65	43d	1	1.48mi

HOA detail

• Monthly dues: $574 · $6,888/yr
• Likely covers: electricinternetcable

Listing history 11 events

1. 2026-06-13
   statusdays on market $64,999 Pending 33 DOM
2. 2026-06-09
   days on market $64,999 Active 32 DOM
3. 2026-06-08
   days on market $64,999 Active 31 DOM
4. 2026-06-07
   days on market $64,999 Active 30 DOM
5. 2026-06-04
   days on market $64,999 Active 27 DOM
6. 2026-06-03
   days on market $64,999 Active 26 DOM
7. 2026-06-02
   days on market $64,999 Active 25 DOM
8. 2026-06-01
   days on market $64,999 Active 24 DOM
9. 2026-05-31
   days on market $64,999 Active 23 DOM
10. 2026-05-09
    listed $64,999 Active 635-char remark
11. 2026-05-08
    historical $64,999 635-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,197
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$6,888
• − Depreciation: −$1,891
• Taxable income: $4,926
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,075/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, exterior, and interior walls.

Repairs flagged

• Major Exposed brick wall in kitchen — Structural issue
• Major Appliances in kitchen — Outdated and in poor condition
• Major Exposed electrical panel — Safety hazard

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpeted flooring — Improves comfort and reduces maintenance
• Both Repair siding — Enhances curb appeal and structural integrity
• Both Replace appliances — Improves functionality and aesthetics
• Both Upgrade electrical panel — Ensures safety and meets current standards

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed brick wall in kitchen · Structural issue	Major	$15,000–50,000
Appliances in kitchen · Outdated and in poor condition	Major	$15,000–50,000
Exposed electrical panel · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpeted flooring — Improves comfort and reduces maintenance ↑
• Both Repair siding — Enhances curb appeal and structural integrity ↑
• Both Replace appliances — Improves functionality and aesthetics ↑
• Both Upgrade electrical panel — Ensures safety and meets current standards ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Interboro SD
• NCES district ID: 4212170
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $56,802
• Composite: 32.97/100
• National rank: #5587
• State rank: #369 of 539 in PA

Livability — Glenolden

• Score: 85/100
• State rank: #69
• US rank: #481

Category grades

Amenities D Commute A+ Cost of living A+ Crime B+ Employment A- Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenolden, PA
• County: Delaware County · 399,863 people
• City population: 13,668
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,668
• Household income: $79,144
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 383.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 577,490 people
• By 2030: 581,243 · +0.6%
• By 2040: 584,700 · +1.2%
• By 2050: 586,581 · +1.6%
• By 2075: 598,706 · +3.7%
• By 2100: 590,823 · +2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 2% Hispanic 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Delaware

• 2024 margin: Strong D (+23.7) · D 61.4% · R 37.6% · Other 1.0%
• 2008→2024 swing: +2.3pp toward D · 2008: 21.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+26.7 2016: D+22.0 2012: D+21.8 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.04%
• Current HPI: 267.7452
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-11 Pending — BRIGHT MLS
• 2026-05-09 Listed $64,999 BRIGHT MLS
• 2026-05-08 Coming Soon $64,999 BRIGHT MLS