Rental property expenses increasing-- time to sell?

[Mica Moore]

I own a single- family home in Corpus Christi, TX. The taxes & Insurance ( combined) have gone up $200 a month since the lease was signed. I don't think the market would bear a $200 increase in rent ( when lease goes month to month), but $100 increase is possible.

The monthly net cashflow is now about $400 a month ( down from $600). The $400 net does not take into account repairs, capital improvements or vacancy. The property is 21 years old and there will be capital improvements coming soon ( new roof - $10K, maybe new HVAC $10K).  

I bought it for $165K in late 2021 & current market value is about $185K. I owe $40K on the loan & it has a high adjustable rate of 10.5% & rising ( started out at 8%).

What I'm wondering is if I should sell or keep the property. Is there a spreadsheet or calculation I could use to see how much profit I'm making vs. how much expense it incurs? I don't think this house is going to appreciate much & the older it gets the more updates it will need. I will say that I have an excellent tenant who has been there for 2 years & no problems.