Replace single white appliance with SS?

Question

We have a rental property that is about to be rented out again.  All of the appliances are white and the oven is on it's last legs.  I've read plenty of support for purchasing SS for rentals, but what about just one?  I figured that I could replace the white appliances with SS as needed, but my wife feels that appliances that don't match will be a big turn off.  Thoughts?  The appliances will never ALL need to be replaced at once, so I either get rid of perfectly good appliances (I suppose I could sell them), have mismatched appliances, or stick with white.  What have others done?

Maher Bateh · Answer

@Jack Bobeck -  Have you had any luck in bidding on foreclosed homes on the Duval county steps?

George P. · Answer

I'd never buy SS cause they're lot more expensive then White or Black. I speak for new appliances of course.
When you buy them used, you buy the unknown....

Jack Bobeck · Answer

Jeff Goldstein If I were renting properties, stick with the black or white, or whatever you can get on Craigslist. When you go to sell, look to change out with SS, as it is a hot item for first time home buyers, and get new ones, not scratch and dent. You can get a package of 4 SS (Dish, Fridge, Micro, and stove) from HHGregg or someone like that, we get 'em here in Jax for about 1800, 2300 installed.

Curt Smith · Answer

In Atlanta I never buy new!!  Several used appliance places sell very nice gas and in black even, not just used looking elec in white.  But it's hit and miss.  $350 at most for decent gas stove, as low as $200 for white elec.  Maybe Atlanta has more recycling of forclosed house appliances but it saves me alot for my "nice area" rentals.

curt
sweetgumproperties.com

Mark H. · Answer

Good used stoves are cheap in my area on craigslist - especially white ones, and you're in peak season for "lets spend our tax refund on new stainless stuff, and sell the old stuff on craigslist" ..

I wouldnt buy a used microwave or dishwasher, but used stoves are a great chance to save money.  You can buy new burner-pans & even elements on amazon, & all a tenant really wants is *clean* & functional.

I stay away from the "ceramic" flat-top stoves because theyre so hard to get clean, but regular 4-burner stoves clean up nice if you douse them with 409 & let them soak.

Jeff Goldstein · Answer

Thanks for all the replies.  To offer some more information, going rent in my area is $1,200 - $1,300 for townhouses (~ 1650 square feet).  Not sure if that is low or mid end, definitely not high end.  I just finished repainting the entire unit and new carpet goes in this week.  All in all, the unit looks very clean and is in neutral colors, which is why mismatched appliances might stand out more.  We don't have an exit strategy at the moment, as we plan for this to be a long term rental (unless market conditions change significantly).

Frank Iglesias · Answer

Yes, stick with black.  Much easier to clean and match.  White works ok.  SS is a hassle unless it is an upscale rental for cleanliness reasons alone.  In the low to mid price markets, we have not seen much reason to put SS in unless you believe the property may become a lease option of some kind down the road or a retailable house at a higher price point.  In Atlanta, this is going to apply primarily in neighborhood where the values never dropped below approximately 100k.  Then yes, it may make sense to do SS.  If you are just renting, unmatched is not ideal but does work ok.  When it is time to sell, you'll want to consider matching them up unless you have a tenant buyer in it already who doesn't mind it as is.

Nigel Dixon · Answer

I always try to keep my appliances in my rentals matching in color.  I do own a rental that i had a black range and dishwasher but i had a white fridge.  That unit still rented quickly so i guess as long as your unit is clean and everything is in working order then that's what matter most.  Also be careful with SS appliances in rentals there hard to keep clean the SS marks if not cleaned correctly I prefer to use black or white appliances.

Joel Owens · Answer

Hi Jeff,

I see you are in Alpharetta in Georgia which is my neck of the woods. I am about 40 minutes out in Cherokee county.

I would first say the answer depends on " Who is your renter base?"

Example is this low income at say 800 month for a 2 bed 2bath 1,200 sq ft unit or is this a SFR house in a nice area that is a 4/2 with nice exterior for 2,000 a month??

Different tenant bases demand different things depending on what is customary for the areas and rent range for competing products. A tenant for example might not care if the appliances are mismatched if the going rent in the area is 1,500 and you are charging 1,300. They might put up with that to save 200 a month on rent. If you are wanting close to top market then yes you need to have quality everything for that rent range to get that price and a quality tenant.

You can sell all the appliances and get some cash and apply that to getting SS. The SS doesn't have to be the expensive kind but just the front piece. If you are paying power as a landlord then putting in cheap appliances could cost you more but if the tenant pays then you can put in energy hogs and let them absorb the costs. What you do depends on a ton of variables with your property and timing of your exit strategy.

Hope it helps.