Should I sell this rental?

[Amie D.]

I have a rental in a good area, after repairs I probably had about 60K in it and it originally rented for $950 a month.

The area has appreciated for housing values due to some new developments coming in and the area becoming an "art-sy" area of town, and so the house is now worth about $120K+ (I've owned the house for about a decade). But, the rents have only increased to about $1000/month.

I'm having troubles with the property manager of this house and had a bad one before that.

I currently own two rentals in two different states. So, I am wondering if I should sell this rental and find something with a better ROI near where my other property is (Cincinnati) and where I'm satisfied with the management team. This would also simplify taxes at the end of the year as I'd only be filing one state and with one manager.

I realize buy/sell overhead would be high but just trying to see things from a longer term perspective. On the flip side, the house I'm having problems with the management, is in a good area with extremely low vacancies and so is a solid rental, was rehabbed and so has very little issues that have come up, so from a maintenance standpoint is still a decent property.

Also, the property managers on my other property that I am satisfied with, I've only been using for about six months now. However their references were also solid and they have an A+ with the BBB and only do property management since 1971. Their management so far has put my "bad manager" to even more shame.

Appreciate any thoughts? Thanks!