Buy and Hold Love it or List it?

[Jeff Bridges]

Hey all. I have a vacancy coming up and wanted your take on if I should sell now and take profits or keep on holding. Do I love it or list it ???? :)

Townhouse in MD in non-economic growth town near baltimore
Acquisition cost $76k
rehab: 16K
Total investment: $92k
BRRR: Cash out refi-Loan for 80k. Total left in the deal $12k.

Performance: Owned for about 5 years. Cashflow is about $300/month after all expenses (vacancy, P&I, Repair allowance). That makes ROI about 25% annually based on $12k investment. Had a 5k HVAC replacement and an $8k eviction from prior tenant. PM is good but tenant quality looks mixed. Rent has not appreciated much and has been stuck at 1200-1300. Other neighborhoods have been appreciating in rent.

Sell opportunity: Property has appreciated and now worth $150k. Looks like I'll get 46k in profit after selling costs which is about 15 years of rental cashflow. Looks like it is peak market and it seems I could get the most its been worth in over 10 years.

Options:

Option1: Sell and take profits, reinvest into a newer house, nicer neighborhood and better cash-flowing property. 1031 is impossible to time so I would just take the tax hit.

Option 2: Keep and continue getting 25% ROI/$300/mo cashflow on 12k total investment.

It's not a slam dunk as a buy and hold, but its adding to my overall annual cashflow. when its paid off in 25 years, it will throw off $700-$800/month in cashflow so it will support retirement at 58-62. Feedback appreciated!