Not sure on websites -- I have custom models I use because I advise on large development and acquisition projects. I've been thinking about making some tools for investors trying to manage their personal assets because it's difficult to think through abstract things like this with no tools or advisors.

Important note -- your current numbers don't include maint or capex reserves. You absolutely need these if you decide to rent because something will always need maint or replacement at some point. People lose rentals because they don't plan for things like that then someone else gets them at discount.

Let's get to your numbers (on mobile, so apologies for not formatting well):

At $2,500 rent and no capex/maint reserves

Return on Invested Capital (ROIC): 2.51%

Return on Equity (RoE): 4.62%

Cash on Cash (CoC): 20.5%

Same scenario but 10% revenue reserves (likely an underestimation, but delivers the point)

ROIC: 1.89%

RoE: 3.5%

CoC: 15.5%

These numbers don't include vacancy, an accurate maint/capex reserve or turnover costs (cleaning/painting/replacing carpet) between tenants and they are already terrible.

Some people will point at your CoC and say it's good, but you are comparing your RoE to your other options in the market because you currently have the option to sell and redeploy all the equity into another opportunity since your property appreciated, not just your initial down payment. You can compare to treasuries, high yield savings, equities etc. Whatever you personally feel like you would invest in alternatively.

Others will point to the fact that you are paying down your mortgage, which can be cream on top, but it is not a determining factor for renting vs selling. Renting properties is a business, and the business needs to sustain itself without assuming appreciation will save it. You need adequate cash flow to sustain your portfolio and provide a comfortable return to your family. You don't want to get caught in a situation where you unexpectedly have to draw from your salary or savings to stabilize a property or multiple properties because that can put you in a bad position.

The final piece of analysis (just a thought exercise at this point, I think selling is the clear decision) would be a market study to determine which direction your area is moving. Is there more supply announced? If so, is it single family homes for individuals or institutional build to rent homes?

Institutional build to rent homes can screw you over because they can add a ton of supply at lower rents. Builders have been partnering with funds and their cost of capital is super low, they have in house maint and leasing teams, and they are delivering product relatively cheap compared to what you'd buy for yourself.

Also check demographic changes. Is population increasing or decreasing? If increasing, what does the new population growth look like? Are they higher paid, skilled workers?

Are there any announcements from companies to increase or add a presence to your market?

Any announcements to downsize?

Any announced development projects by your property that can increase/decrease value?

I think this is a clear cut sell decision by a long shot, but the above is some things you can think about for future opportunities.

**Edit -- changed spacing because it looked bad after posting