How to make the decision to take appreciation versus cash flow?

[Kathy Creighton-Smith]

I am a novice investor and I have a single family rental in Glendale AZ that I have owned for 5 years that has appreciated approximately $250K. It cash flows (rent less PM, taxes,insurance, no mortgage pmt) for Approximately $1500/month. I don’t know how to analyze my numbers to make a decision and I’m not sure my assumptions are accurate. . I would try and do a 1031 exchange.   Any advise would be appreciated. Thank you