Evaluating current rental for ROE. Move on?

[Kevin Morrison]

I am new to the real estate investing world but have been holding onto my first home as a rental property. I am not sure (based on ROE) if its worth keeping or worth throwing into multiple properties.

Purchase price - $220,000

Downpayment- $22k

Current Value - Approx $300k

Mortgage remaining - $169k

Cash Flow - $3000

Appreciation - 6.5%

Am I missing any important numbers here? This all this data I calculated my ROE. 300k-169= 131k.  3000/131,000 = 2.3% ROE

Seems like it makes sense to move on from the property and reinvest. Thoughts?