I have been a landlord for many decades. When my expenses (taxes, maintenance, insurance) rise then rent has to increase at renewal time. I keep my net constant, but why should you expect me to subsidize my tenants?
I do not look at what the current rentals in my local markets are to set rents. They are set based on expenses and a reasonable Return on Investment.
In years when taxes and insurance does not go up, I renew at current rental amounts.
This may be one reason that most of my tenants have been in place more than 10 years.