Buy, sell or hold?

I bought this 1,972 square foot townhouse in Franklin, TN for $231,500 in December 2016 as a rental. Price per square foot was ~117/foot and the average for Franklin is closer to ~$131/foot so I jumped on it.

It needed to be cleaned up with a fresh coat of paint in the whole thing and then I fixed a few plumbing issues and changed out some old fans, light fixtures, and mirrors. It was in good condition but dirty. It's essentially a brand new place now. I have it rented out for $1895/month (I know it's not the 1% cap rate rule).

Anyway, this is a pretty nice townhome and there is literally nothing under $300k that is this nice in Franklin. Another unit just sold for $275k after being on the market for 1 day. I have it rented for the next 8 months and was able to rent it on the first showing. it's close to my house and pretty much hassle free. I don't need the money from potentially selling it for anything right now so I am inclined to just keep renting it. When I bought it, I personally thought that these could go for $275k. In a few years in Franklin, these can go for $299k pretty easily assuming the market doesn't crash again (it really didn't in Williamson County - Franklin & Brentwood in 2009).