Sell or keep renting? My first SFH

[Brendan F. Nagle]

I have a 5bd 2ba SFH in Iowa. Re-rent it or Sell? It was my first successful attempt at real estate. I have had the same renter for 7 years. But situations change and I expect them to move out this summer. I have a 15 yr note at 3.25% that I am about half way thru. So a refinance or HELOC to get the equity doesn't work, interest rate would double. New rent would be 650-700, old renter I allowed the rent to get under market value. PITI is currently around 475. Let's assume 5% each for Vacancy and Cap Ex. Maintenance 3% and I self manage.

On the sale side, I assume I could net 40-50k based on current value and comps. But I would need a 1031 exchange to keep from paying Capital gains. I do have some emotional attachment to house. It was my first live in BRRRR. It has met the original goal of paying itself off as fast and as cheaply as possible.

So forum friends, please help me decide to keep or go. With some attachment to the home, its hard for me to be objective. It was a gut job when I bought it and now its a nice home.