SFH in Campbell, BayArea - Sell or Rent?

[Samuel Gardener]

We are moving out of our primary SFH (bought 6 years ago) in the Campbell area, and are deciding between selling it or letting it out for rent (fully managed by a third party ~ 7% fee). Given that the we have had double digit appreciation the past few years, I thnk it is very unlikely that this will continue. Putting some numbers into the rental calculator, it seems that almost all of the IRR is from the expected property appreciation:

I will not be cash flow positive till the property is sold. If I compare the Schiller SFBayArea median home price vs S&P500/NASDAQ, the percentage increase since 2000 seems to be about the same. This makes it even more confusing on how to proceed.

I am a newbie, and would really appreciate some pointers here if I am missing anything. 

Thanks,

Sam