250K appreciation in 5 years with $400+/month CF. Time to exit?

[Jimmy Watson]

Hi all,

I purchased a 3 bed, 2 bath condo in Oceanside, CA with a VA loan for 0 down in 2017 for $336,000. My mortgage rate is 2.75%, I owe 300K on the property, and the unit right next to me just sold for $530K a few months ago. I believe I could easily sell it for about 550-600K in this hot market right now. I'm really deciding if now is the time to sell but I just don't have enough experience to take the next step so I'm turning to you all for help. Here are the numbers:

Expenses:

PITI: $1695 / month

HOA: $325 / month

Property Management: $145 / month

Income:

Rent:  $2,600 / month

Total profit:  $435 / month (~$3,000-$4,000 a year due to occasional repairs).

With rents continuing to rise at unprecedented levels and home prices expected to appreciate another 15-20% this year for San Diego County, it seems silly to sell at this point with a cash flowing rental property.  However, I just can't help but think about pulling out all of that equity seeing as my condo has nearly doubled in value in just 5 years.  Being able to pull almost $300K from putting 0 down is extremely enticing but my greed is setting in about it doubling again in value in another 5 years (unlikely, I know- but let me dream).  

Should I stay or should I go?  I feel like best option would be to 1031 and go out of state, but I have analysis paralysis about where to start and I don't have a firm grasp on any other market.

Thanks in advance!

James