Ok, havent read comments yet. But my take.
Look at the different cashflows.
1. Sell. Assuming 8% selling costs (commisions, etc) nets you $106,000. The question is, what do you then do with your 106k? Whats your marginal opportunity cost for equity capital? Ie if I just gave you 100k to put into your investment portfolio, what would it get in your plan? Lets assume a mixed 80/20 vanguard index, so plan on it getting you 9% nominal over next 30 years. So that would be, in a taxable situation, just under $10k a year near term.
2. Rent. Ok, you have to add, say, $9k vs selling to get into shape, so your net equity now is around $115k. Assuming your 950 gross comes to pass, some assumptions are needed to project cashflow. Assuming 10% property management take -$95, HOA now -$150, Tax now -$70, and lets assume a residual ... hmmm. what for maintenance and long term capital ( like a roof, hvac in future) say $200 (optimistic I'd say), that nets you... $435/m
but you'll get turniver, so lets say 1 tenant a year. PM usually take a month for new tenant process, screening, etc, and say a dekay in 1/2 month to swap tenants, ... so your actual annual net pre tax is 11.5 x $435 - $950 = $4050
Thats an unleveraged roi of just 3.5%. You just paid $10k to loose 6k a year (ok, maybe less posttax).
3. Keep it.
How often do you use it? What would it cost to replace this usage with rentals, plus some extra for the inconvenience?
sounds like maybe... $3k?
Subtract whatever this is from option 1 and 2 to then get balanced results ( all options then include 2 or 3 months there per year)
If you rent, it only cashflows because you aren't carrying a mortgage. This conceals the fact you would be slowly bleeding net worth.
So I would sell.
assumi
2.