Chester is never coming back, its more profitable for it to remain a dump as it's where people who can't afford to live in Philly/Delco/DE end up. That's its purpose. It's also polluted as F, as in you're getting a chronic health condition or cancer (or both) if you live anywhere near the incinerator, the river, or Marcus Hook, which is all of Chester. I used to own a rental property there and sold it after the real-estate investors started building student housing and the university changed their off campus policies for undergrads. The poor have to live somewhere, and that somewhere is Chester.