Rental property help: sell or keep?

[Amy Thompson]

Hello! I need help from smart people on this forum to decide whether my rental property should be sold or kept. It is a condominium with 3 bedrooms/2 baths, 1200 sq ft, built in 1997. It was bought in 2011 at a price of $110k in cash. Monthly rent $1,175 during the last year. HOA $255 monthly (covers water, outside landscaping and roof repairs). Property management fee $75 monthly. Plus rental insurance and home warranty. Current market price is about $220k. Good location. Net return on investment according to my calculations is about 4.2%. Should I sell given the 100% market appreciation or continue renting it out? Thinking to sell as I prefer single family homes with no HOA as rental properties (would do a 1031 exchange). However, might be challenging to find a great deal now. Thank you for your thoughts!