Should I stay or should I go? (Struggling with loyalty to my job)

Hello all, I (F28) am having some serious thoughts about leaving my job. (Apologies if formatting is weird, I’m on mobile)

I’m struggling with this because I work as an AGM for a small business franchise and really love (most) of the people I work with. I’m feeling like I have salary blindness- my last job paid so little that this job felt like a HUGE step up (i am making ~20k more than before) but after a year in the position I realize I am still incredibly underpaid.

Pros?

- The job itself is incredibly easy, esp compared to my last job which was very physically demanding. This job is more admin-heavy which I actually really enjoy.

- I love my staff that I manage- I care about them and genuinely love to see them grow and mature, as our staff is very young for the most part.

- What we do here is really important work and teaches life-saving skills to kids.

- Most holidays off and bonuses based on performance

- I love the small business feel of it- I came from a massive company where the people above cared VERY little for us, and we were severely underpaid. Here, the owner knows me well and I work with a very small team (just 2 of us AGMs and 1 GM).

- We are contracted to open 5 more locations in the city (with no timeline or moves being made rn) and I have essentially been promised a GM position esp if they open one closer to my home.

- I want to repeat this job is SO easy. I finish my work with hours to spare (not that anyone knows that lol)

Cons?

- I drive 45 minutes to work on three separate toll roads with god awful traffic. I pay $9.87 in tolls every single day I go to work and this commute is my biggest con. I am miserable every time I get in my car and literally writing this after a particularly bad drive.

- I absolutely fucking hate the other AGM. He is the most infuriating man I have ever met. He can never show up to work on time, consistently drops the ball on tasks, doesn’t talk to the staff like they’re real people and everyone on the team hates him. Truly miserable to be around, and I share an office with him 🙃

- I held out for my annual raise of 5% which I got back in March. I was hoping this raise would offset my toll expenditure but actually it came out to just $30 extra per paycheck (we’re paid weekly) so I feel like it’s not worth the loyalty.

- No sick days. 10 days of PTO total that does not increase ever. Our GM who has been with the company for 10+ years gets the same amount I do. Yes holidays off, but my husband works holidays so not really a vacation opportunity.

- I don’t get the days off I really want. My two days off are not back to back and I only get one day off a week with my husband. This is also slowly killing me, as the other two managers get two days off in a row with their spouses.

- Just took on a new responsibility that will require me to work one of days off every other month, includes a lot more work and I’m getting no compensation trade off for taking it on.

As I write these down, I feel like I have my answer written out for me :( At my annual review when I was given my raise I told them upfront that I would stick around for 2026 but if another location or opportunity with the company didn’t open up closer to me, I would have to leave in 2027. Now after seeing what that raise actually is, I do not feel like I can hold out that long.

I’m not sure if I’m looking for advice or encouragement to leave or stay. I’m just feeling stuck because I should feel grateful for this position, but the cons outweigh the pros. Help!