11 Helluva Hill Ln · Chester Heights, PA 19342

$475,000

3 bd · 2.5 ba · 2,112 sqft · SingleFamily public records · 166 Days on market

Built 1848 9,148 sqft lot $225/sqft · 32% below area Est $708k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +5.9/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11 Helluva Hill Lane – A Helluva Home in the Heart of Glen Mills! Tucked away in one of the most desirable neighborhoods in the award-winning West Chester Area School District, this beautifully renovated 3-bedroom, 2.5-bath home pairs modern elegance with the best of Glen Mills living. From the moment you arrive, you’ll feel the warmth and style of this home’s open-concept design. The chef’s kitchen features a generous 92 square feet of gleaming granite countertops, contemporary cabinetry, and stainless-steel appliances—perfect for culinary adventures or casual gatherings. Sun-filled living and dining spaces flow effortlessly to two versatile main-level rooms ideal for a home office and a lush greenroom to grow fresh herbs and spices year-round. Upstairs, the serene primary suite offers a spa-like ensuite and abundant closet space, while two additional bedrooms share an exquisitely updated full bath. A chic powder room completes the main level. Step outside to a brand-new deck wrapping three-quarters of the home’s rear—ideal for summer barbecues, morning coffee, or simply soaking in the peaceful, private setting. A lot across the road is also included, giving you even more space and possibilities. Life in Glen Mills Here, you’re minutes from local treasures like Red Brick Winery, known for its inviting tasting room and lively events, and the rustic charm of Grace Winery, where rolling vineyards and historic buildings set the scene for unforgettable afternoons. Golf enthusiasts will relish the nearby Golf Course at Glen Mills, a stunning public course offering both beauty and challenge. Just down the road, Concord Country Club, Concordville Town Centre, and Brinton Lake Shopping Center offer endless options for dining, shopping, and entertainment—from upscale steakhouses to cozy cafés and movie nights. Outdoor lovers will appreciate nearby trails, historic sites like the Newlin Grist Mill, and seasonal events that bring the community together. With quick access to Route 1, Route 202, and I-95, you can be in Wilmington, West Chester, or Philadelphia in no time—making commuting and day trips a breeze. Don’t miss your chance to own a beautifully renovated home in a vibrant, welcoming community. Schedule your private tour of 11 Helluva Hill Lane today and experience the true charm of Glen Mills living!

Key facts

• Open-concept design
• Brand-new deck
• Spa-like ensuite

Tags

• CHEF'S KITCHEN
• OPEN-CONCEPT DESIGN
• BRAND-NEW DECK
• SPA-LIKE ENSUITE
• ABUNDANT CLOSET SPACE
• VERSATILE MAIN-LEVEL ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-625 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $385k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (29.2% below list).
• Recommended offer: $336k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.6% in Chester Heights — 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 67/100 on livability (#994 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• West Chester Area SD (suburban): math 56% / reading 74% proficiency, ranked #34 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.2%/yr); 93 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent runs 30% of the median local income ($133k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; list at $475k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1848 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $336,470 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1848 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $707,814
• List price: $475,000
• Delta: -32.89%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Paul Ln	0.37mi	4/2.5 (+1)	2,245 (+6%)	11mo	$740,000	$330	58
5 Paul Ln	0.39mi	4/2.0 (+1)	2,130 (+1%)	22mo	$615,000	$289	55

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.26×
• Total profit: $-98,913
• Equity at exit: $70,824

10-year hold

• IRR: -5.4%
• Equity multiple: 0.58×
• Total profit: $-56,211
• Equity at exit: $41,069

Cash invested: $133,000 (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 19342

• Home prices YoY: -26.7%
• Rents YoY: 10.2%
• Active inventory: 93
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,365 medium
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $-625

Break-even live

Break-even rent $4,155

Max offer price $384,633

Occupancy floor —

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Paul Cir Glen Mills, PA	4.0	2.5	2262	$3,850	$1.70	18d	1	1.01mi
512 Coventry Ln Glen Mills, PA	1.0–3.0	1.0–2.0	1149	$3,429	$2.98	1d	9	1.43mi

Listing history 36 events

1. 2026-06-18
   days on market $475,000 Active 166 DOM
2. 2026-06-17
   days on market $475,000 Active 165 DOM
3. 2026-06-16
   days on market $475,000 Active 164 DOM
4. 2026-06-15
   days on market $475,000 Active 163 DOM
5. 2026-06-13
   days on market $475,000 Active 161 DOM
6. 2026-06-09
   days on market $475,000 Active 157 DOM
7. 2026-06-08
   days on market $475,000 Active 156 DOM
8. 2026-06-07
   days on market $475,000 Active 155 DOM
9. 2026-06-04
   days on market $475,000 Active 152 DOM
10. 2026-06-03
    days on market $475,000 Active 151 DOM
11. 2026-06-02
    days on market $475,000 Active 150 DOM
12. 2026-06-01
    days on market $475,000 Active 149 DOM
13. 2026-05-31
    days on market $475,000 Active 148 DOM
14. 2026-04-20
    price $475,000 2422-char remark

    Show marketing remark (2422 chars)

    Welcome to 11 Helluva Hill Lane – A Helluva Home in the Heart of Glen Mills! Tucked away in one of the most desirable neighborhoods in the award-winning West Chester Area School District, this beautifully renovated 3-bedroom, 2.5-bath home pairs modern elegance with the best of Glen Mills living. From the moment you arrive, you’ll feel the warmth and style of this home’s open-concept design. The chef’s kitchen features a generous 92 square feet of gleaming granite countertops, contemporary cabinetry, and stainless-steel appliances—perfect for culinary adventures or casual gatherings. Sun-filled living and dining spaces flow effortlessly to two versatile main-level rooms ideal for a home office and a lush greenroom to grow fresh herbs and spices year-round. Upstairs, the serene primary suite offers a spa-like ensuite and abundant closet space, while two additional bedrooms share an exquisitely updated full bath. A chic powder room completes the main level. Step outside to a brand-new deck wrapping three-quarters of the home’s rear—ideal for summer barbecues, morning coffee, or simply soaking in the peaceful, private setting. A lot across the road is also included, giving you even more space and possibilities. Life in Glen Mills Here, you’re minutes from local treasures like Red Brick Winery, known for its inviting tasting room and lively events, and the rustic charm of Grace Winery, where rolling vineyards and historic buildings set the scene for unforgettable afternoons. Golf enthusiasts will relish the nearby Golf Course at Glen Mills, a stunning public course offering both beauty and challenge. Just down the road, Concord Country Club, Concordville Town Centre, and Brinton Lake Shopping Center offer endless options for dining, shopping, and entertainment—from upscale steakhouses to cozy cafés and movie nights. Outdoor lovers will appreciate nearby trails, historic sites like the Newlin Grist Mill, and seasonal events that bring the community together. With quick access to Route 1, Route 202, and I-95, you can be in Wilmington, West Chester, or Philadelphia in no time—making commuting and day trips a breeze. Don’t miss your chance to own a beautifully renovated home in a vibrant, welcoming community. Schedule your private tour of 11 Helluva Hill Lane today and experience the true charm of Glen Mills living!

15. 2026-03-24
    price $485,000 2422-char remark

    Show marketing remark (2422 chars)

    Welcome to 11 Helluva Hill Lane – A Helluva Home in the Heart of Glen Mills! Tucked away in one of the most desirable neighborhoods in the award-winning West Chester Area School District, this beautifully renovated 3-bedroom, 2.5-bath home pairs modern elegance with the best of Glen Mills living. From the moment you arrive, you’ll feel the warmth and style of this home’s open-concept design. The chef’s kitchen features a generous 92 square feet of gleaming granite countertops, contemporary cabinetry, and stainless-steel appliances—perfect for culinary adventures or casual gatherings. Sun-filled living and dining spaces flow effortlessly to two versatile main-level rooms ideal for a home office and a lush greenroom to grow fresh herbs and spices year-round. Upstairs, the serene primary suite offers a spa-like ensuite and abundant closet space, while two additional bedrooms share an exquisitely updated full bath. A chic powder room completes the main level. Step outside to a brand-new deck wrapping three-quarters of the home’s rear—ideal for summer barbecues, morning coffee, or simply soaking in the peaceful, private setting. A lot across the road is also included, giving you even more space and possibilities. Life in Glen Mills Here, you’re minutes from local treasures like Red Brick Winery, known for its inviting tasting room and lively events, and the rustic charm of Grace Winery, where rolling vineyards and historic buildings set the scene for unforgettable afternoons. Golf enthusiasts will relish the nearby Golf Course at Glen Mills, a stunning public course offering both beauty and challenge. Just down the road, Concord Country Club, Concordville Town Centre, and Brinton Lake Shopping Center offer endless options for dining, shopping, and entertainment—from upscale steakhouses to cozy cafés and movie nights. Outdoor lovers will appreciate nearby trails, historic sites like the Newlin Grist Mill, and seasonal events that bring the community together. With quick access to Route 1, Route 202, and I-95, you can be in Wilmington, West Chester, or Philadelphia in no time—making commuting and day trips a breeze. Don’t miss your chance to own a beautifully renovated home in a vibrant, welcoming community. Schedule your private tour of 11 Helluva Hill Lane today and experience the true charm of Glen Mills living!

16. 2026-01-03
    listed $499,900 Active 2422-char remark

    Show marketing remark (2422 chars)

    Welcome to 11 Helluva Hill Lane – A Helluva Home in the Heart of Glen Mills! Tucked away in one of the most desirable neighborhoods in the award-winning West Chester Area School District, this beautifully renovated 3-bedroom, 2.5-bath home pairs modern elegance with the best of Glen Mills living. From the moment you arrive, you’ll feel the warmth and style of this home’s open-concept design. The chef’s kitchen features a generous 92 square feet of gleaming granite countertops, contemporary cabinetry, and stainless-steel appliances—perfect for culinary adventures or casual gatherings. Sun-filled living and dining spaces flow effortlessly to two versatile main-level rooms ideal for a home office and a lush greenroom to grow fresh herbs and spices year-round. Upstairs, the serene primary suite offers a spa-like ensuite and abundant closet space, while two additional bedrooms share an exquisitely updated full bath. A chic powder room completes the main level. Step outside to a brand-new deck wrapping three-quarters of the home’s rear—ideal for summer barbecues, morning coffee, or simply soaking in the peaceful, private setting. A lot across the road is also included, giving you even more space and possibilities. Life in Glen Mills Here, you’re minutes from local treasures like Red Brick Winery, known for its inviting tasting room and lively events, and the rustic charm of Grace Winery, where rolling vineyards and historic buildings set the scene for unforgettable afternoons. Golf enthusiasts will relish the nearby Golf Course at Glen Mills, a stunning public course offering both beauty and challenge. Just down the road, Concord Country Club, Concordville Town Centre, and Brinton Lake Shopping Center offer endless options for dining, shopping, and entertainment—from upscale steakhouses to cozy cafés and movie nights. Outdoor lovers will appreciate nearby trails, historic sites like the Newlin Grist Mill, and seasonal events that bring the community together. With quick access to Route 1, Route 202, and I-95, you can be in Wilmington, West Chester, or Philadelphia in no time—making commuting and day trips a breeze. Don’t miss your chance to own a beautifully renovated home in a vibrant, welcoming community. Schedule your private tour of 11 Helluva Hill Lane today and experience the true charm of Glen Mills living!

17. 2025-12-31
    historical
18. 2025-10-07
    price $499,900
19. 2025-10-01
    listed $514,900 Active
20. 2025-09-30
    historical
21. 2025-09-17
    price $514,900
22. 2025-08-12
    price $524,900
23. 2025-07-26
    price $540,000
24. 2025-07-02
    status Active
25. 2025-06-21
    status Pending
26. 2025-06-05
    price $550,000
27. 2025-04-27
    listed $575,000 Active
28. 2025-04-25
    historical
29. 2024-07-16
    soldstatus $180,500
30. 2024-07-11
    soldstatus $180,500 Closed
31. 2024-07-08
    status Pending
32. 2024-06-14
    historical Active Under Contract
33. 2024-05-19
    price $180,500
34. 2024-04-18
    listed $190,000 Active
35. 2019-04-06
    historical
36. 2018-04-07
    listed $275,000 Active

ⓘ 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: $40,376
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,230
• − Management: −$3,230
• − Depreciation: −$13,818
• Taxable loss: −$16,009
• Est. tax savings @ 24.0%: +$3,842
• After-tax cash flow: $-3,652/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.

Schools (NCES district)

• District: West Chester Area SD
• NCES district ID: 4225290
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $87,125
• Composite: 58.7/100
• National rank: #980
• State rank: #34 of 539 in PA

Livability — Chester Heights

• Score: 67/100
• State rank: #994
• US rank: #10966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 399,863 people
• City population: 297
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 20,770
• Household income: $132,688
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 979.0

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 (79%)
• Race & ethnicity: White 79% Asian 8% Black 6% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Italian 4% Slovak 2%
• Foreign-born: 9% · China, Canada, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -109.50%
• Current HPI: 300.3586
• Rent YoY: ▲ 10.25%
• 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

+72.7% since first listed

23 events — show timeline

• 2026-04-20 Price Changed $475,000 BRIGHT MLS
• 2026-03-24 Price Changed $485,000 BRIGHT MLS
• 2026-01-03 Listed $499,900 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-10-07 Price Changed $499,900 BRIGHT MLS
• 2025-10-01 Listed $514,900 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-09-17 Price Changed $514,900 BRIGHT MLS
• 2025-08-12 Price Changed $524,900 BRIGHT MLS
• 2025-07-26 Price Changed $540,000 BRIGHT MLS
• 2025-07-02 Relisted — BRIGHT MLS
• 2025-06-21 Pending — BRIGHT MLS
• 2025-06-05 Price Changed $550,000 BRIGHT MLS
• 2025-04-27 Listed $575,000 BRIGHT MLS
• 2025-04-25 Coming Soon — BRIGHT MLS
• 2024-07-16 Sold (Public Records) $180,500 Public Records
• 2024-07-11 Sold (MLS) $180,500 BRIGHT MLS
• 2024-07-08 Pending — BRIGHT MLS
• 2024-06-14 Contingent — BRIGHT MLS
• 2024-05-19 Price Changed $180,500 BRIGHT MLS
• 2024-04-18 Listed $190,000 BRIGHT MLS
• 2019-04-06 Listing Removed — BRIGHT MLS
• 2018-04-07 Listed $275,000 BRIGHT MLS

Property tax history

+20.2%/yr

Latest (2026): $26,537 · +822.8% YoY. Source: county tax records.