Help me Decide if my Rental Property is Worth It!

First… This is not AI… I did however work with AI while evaluating my property. I asked it summarize my property, thoughts, and questions below. Please read everything before responding. Sorry it’s for formatted, had to copy and paste from my phone.

The property
• 3BR/2BA, roughly 1,250–1,350 sqft, built mid-2000s, in an HOA neighborhood (dues are modest, under $75/mo)
• A Lake Norman-area suburb north of Charlotte, NC — well-regarded local schools
• Bought in 2020 for roughly $275k–$285k, sub-4% fixed rate, \~24 years left on the mortgage
• Loan balance is roughly $215k–$225k
• Current estimated value: \~$395k–$430k depending on the source
• Annual property tax bill is roughly $2,500–$2,700 (note: my county does revaluations every few years and one is coming up in the next year or two, so this will likely jump)
Me
• Household income around $145k, no major debts, so the mortgage payment itself isn’t a stretch even at zero rent
• Not chasing cash flow specifically — more interested in whether this is a reasonable long-term portfolio addition (10+ year hold)
The rent math I’m working with
• Comps on similar 3/2s in the area are running roughly $1,950–$2,100/mo
• P&I is a little over $1,200/mo, plus taxes, insurance, HOA, vacancy reserve, and a maintenance/capex reserve
• Fully loaded, it pencils out close to breakeven — maybe slightly positive self-managed, slightly negative with a property manager
• Rent-to-price ratio is around 0.5%, so nowhere near the “1% rule” people talk about
• There are also institutional/corporate landlords active in my general area, which seems to be putting a ceiling on what rent I could realistically charge
What’s making me hesitate either way
• The sub-4% rate is obviously not replaceable in this environment
• If I sell instead, I think I still qualify for the Section 121 capital gains exclusion since I lived here, but only if I sell within 3 years of moving out — after that the gain (\~$130k) becomes fully taxable
• At my income level the $25k passive rental loss allowance is basically phased out, so I can’t lean on paper losses to offset my W-2 income
Basically asking:

1. Does a near-breakeven cash-flow property with a great rate still make sense as a “hold for appreciation + amortization” play, or is breakeven-or-negative just too risky long-term (special assessments, vacancy, roof/HVAC, etc.)?
2. Would you rather take the sub-4% rate and ride it out, or sell, bank the tax-free gain while I still can, and redeploy?
3. Anyone dealt with competing against institutional/corporate landlords on price in their own area — does that cap what you can realistically charge?