rent not increase but house value increase

[Martingale Kim]

I have rental property in North East philadelphia, recent trend over there is, housing price has increased dramatically, almost 10% over last year.

but the rent does not really increase, this is largely due to the demographic of the area of my property, the area is still largely made of lower income families , unlike the suburb.

I see suburb area rent increase 5-10% over the year.

So I see my tax and insurance both up but didn't get it compensated from my rent.

did anyone have similar observation over their investment properties?

is it a signal to sell the property to recapture the ROC somewhere else?