When to Sell Paid off Rental Property

[Joey Fontenot III]

I have a dilemma on if I should sell a paid off rental property. Property was purchased in a section 8 neighborhood all cash for $22k including rehab back in 2011. Has been rented for $675 month and average net after expenses $5k profit a year. During this time I've done a fair amount of Capex (roof/ HVAC/flooring), so not a ton of deferred maintenance . I've been offered $54k cash out of the blue and am not sure if I should take the profit or keep long-term. Ive been lucky with a good tenant during 9 years, but know they won't be there forever. I also feel neighborhood is not a long-term appreciation play, but values have come up a bit since early 2010s.