Black White or Stainless appliances for Blue-collar areas

Multi-Family and Apartment Investing
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Black White or Stainless appliances for Blue-collar areas

Cody Barrett
Phoenix, AZ · Member since 2015 · 345 posts · 138 votes

Hello everyone!

Just curious as to the perception of white, black, and stainless steel appliances in rentals.  The area is middle class blue collar.  Probably paycheck to paycheck if single or doing slightly better... The area has mostly single family with a few 2 unit duplexes here and there.  Average rent for 2 bed 1 bath is 750/month

So when you walk into a nice kitchen, nothing fancy, and see black appliances compared to all white, do you see that as a step up? Obviously stainless steel is a step up and an eye catcher... But I am not so sure my units require that given the area or will help me push that much more for rent... Maybe for a SFH in the area I would because there is more competition... But I remember as a kid black appliances were very nice. Not sure if black is still a "step up" from white.... Silly question but thanks for sharing lol.

Reason I ask is because the lower unit has NONE lol.... The upper has all white.  Looks decent/basic.. Gotta buy them though so I figured I'd pick BP'ers brains. 

Side note: there is only 1 set of wash/dryer for upper unit.. Is it necessary to have 2, each for the units? The washer/dryer is in basement where both units have access to. 

Thank you so much!! 

Cody B   

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Chris Sukala
Rockford, IL · Member since 2015 · 343 posts · 95 votes
10y

@Cody Barrett These is our recent rental we did black you. We have stainless steel in our house and I would never buy again. scratch way too easy waste of money IMHO

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  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    10y
    I like black because I can get them for similar price as white. They look modern and don't show dirt. Small imperfections such as scratches and dents on stainless can be an issue. One piece of advice is spend extra for a smooth top stove with self cleaning oven. I would also get the largest fridge that fits the opening and avoid bottom of the line dishwashers, because they are loud and don't get dishes clean.
    3Reply
  • Neil G.
    Investor · Socal · Member since 2015 · 222 posts · 34 votes
    10y

    prefer almond (alabaster/cream) over the other 3.. but it seems out of style =L

    0Reply
  • Darren Budahn
    Investor · Milwaukee, WI · Member since 2014 · 811 posts · 420 votes
    10y
    If it's a blue collar area I would just stick with something clean and in good working order. Buy used and cheap.
    2Reply
  • Jean BolgerPro Member
    Aurora, CO · Member since 2012 · 2k+ posts · 1k+ votes
    10y

    I think a basic model appliance looks a little less "basic" if it's black. Stainless will wow folks when they look at the place, but once it's dinged it looks bad.

    1Reply
  • Chris Sukala
    Rockford, IL · Member since 2015 · 343 posts · 95 votes
    10y

    @Cody Barrett These is our recent rental we did black you. We have stainless steel in our house and I would never buy again. scratch way too easy waste of money IMHO

    6Reply
  • Cody Barrett
    OP
    Phoenix, AZ · Member since 2015 · 345 posts · 138 votes
    10y
    Originally posted by @Neil G.:

    prefer almond (alabaster/cream) over the other 3.. but it seems out of style =L

     Ahh that is interesting, I will have to shop that color and see what comes up in the area.  Thanks for the idea! 

    0Reply
  • Cody Barrett
    OP
    Phoenix, AZ · Member since 2015 · 345 posts · 138 votes
    10y

    @Chris SukalaThat really looks fantastic! My cabinets are white and outdated but I was thinking of refinishing them to a similar color like that and this picture really puts a clearer vision in my head! Thank you for posting that !! : ) 

    0Reply
  • Cody Barrett
    OP
    Phoenix, AZ · Member since 2015 · 345 posts · 138 votes
    10y
    Originally posted by @Darren Budahn:

    If it's a blue collar area I would just stick with something clean and in good working order. Buy used and cheap.

     I get this a lot from investors in SE Wisconsin Racine,Kenosha,Milwaukee areas specifically for blue collar neighborhoods..  That is definitely telling me something! Thanks for the heads up!! My rental really fits that clean, solid working order for a decent price... 

    Thanks and good luck in Milwaukee!! 

    0Reply
  • Scott Schultz
    Rental Property Investor · West Bend, WI · Member since 2015 · 931 posts · 598 votes
    10y

    Im all about buying used, but if you are going new, in most cases Black is the same price as white, and if black makes you feel better about it go that route, for me I'm gona error on on Cheap, especially in Blue Collar, its gona get trashed anyway.  

    0Reply
  • Roy N.Pro Member
    Rental Property Investor · Fredericton, New Brunswick · Member since 2013 · 7k+ posts · 4k+ votes
    10y
    Originally posted by @Joe Splitrock:

    I like black because I can get them for similar price as white. They look modern and don't show dirt. Small imperfections such as scratches and dents on stainless can be an issue. One piece of advice is spend extra for a smooth top stove with self cleaning oven. I would also get the largest fridge that fits the opening and avoid bottom of the line dishwashers, because they are loud and don't get dishes clean.

    I'll do a 180 from Joe here and recommend against a smooth-top range in a working class {or student} apartment for a couple of reasons:

    • first, you need a better quality cookware with flat bottoms to avoid rocking and boil-over on a smooth-top range.  Most cheaper/affordable cookware is sufficiently thin that it quickly warps an will no longer sit level on the stove;
    • second, if a tenant damages the cook surface on a coil-top range, you simply replace the coil.  If a tenant damages the cook surface on a smooth-top range, you end-up replacing the entire top (which usually translates into replacing the range as there is little to no cost difference).

    The self-cleaning oven will be a feature you, or your cleaning service, will appreciate, but it is unlikely to make your tenants clean the oven any more frequently or thoroughly.

    When it comes to refrigerators, we buy new and Energy Start (tier III) models only.

    5Reply
  • Ian WalshBusiness Member
    Lender · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
    10y

    Find out what the other properties in the area are using with success .  We never try to use our own opinions on repairs.  We pull comps and then just mirror what a top dollar property used.  

    2Reply
  • Chad Nagel
    Rental Property Investor · Fond Du Lac, WI · Member since 2016 · 215 posts · 136 votes
    10y

    I steer away from flat top stoves, I have 38 units in the FDL area. Once you see what a tenant can do to a flat top stove it is not worth the extra money.  I work with my LOCAL applaince store and he repairs stoves and frigs that get removed from peoples homes when new ones are delivered. Great way to save a few bucks and have good quality things in place. I usually do white, tend to find more deals in white for me atleast. 

    3Reply
  • Nicole A.Pro Member
    Rental Property Investor · Baltimore County Maryland and Tampa Florida · Member since 2013 · 2k+ posts · 2k+ votes
    10y

    I stick to white or black. White actually looks pretty good when it's nice and clean. Black is classic as well. SS is a pain in the butt.

    1Reply
  • Joshua Malik
    Flipper/Rehabber · Racine, WI · Member since 2016 · 41 posts · 26 votes
    10y

    For my single family house in Racine I went with white because it matched the kitchen.  Go with what looks good, but in Racine (by the way I was born and raised there) you do not need stainless unless you're in Wind Point or something.  Definitely go with used... just get good quality used appliances and you'll be fine.  Try APS Appliances on Douglas. 

    2Reply
  • Bryan O.
    Specialist · Lakewood, CO · Member since 2014 · 1k+ posts · 1k+ votes
    10y

    I tend to go with white. It is making a huge comeback in the higher end houses now, plus they are cheap and easy.

    1Reply
  • Yashira ZavalaPro Member
    Investor · Madison, WI · Member since 2015 · 51 posts · 13 votes
    10y

    What about the "stainless steel look"? It looks like stainless and hold pretty well. 

    0Reply
  • Mike Wood
    Developer · New Orleans, LA · Member since 2015 · 1k+ posts · 898 votes
    10y

    @Cody BarrettWhite and Black are basically the same cost new, for me, if the cabinets are wood color, black looks better. White cabinets would use white appliances. 

    Based on your rent point $750 for a 2/1, I would go with black.  If your rent was higher, I like stainless, and have them in my units (my rents for a 2/1 are in the $875-1000 range). 

    If you buy used, you will likely find more white than other colors, but recently I have see more stainless showing up at used appliance stores.  

    I think if you priced out similar appliance packages, the cost difference between white/black and stainless would be pretty low (assuming you comparing the same brand/features).

    As for the washer/dryer, if they are in a common area, it should be alright to only have one set.  If you could add a second set, it would be better, and you can absolutely get more rent for in unit washer/dryer.

    1Reply
  • Mark Nelson
    Wholesaler, Investor · Portland, OR · Member since 2015 · 117 posts · 38 votes
    10y

    In my experience stainless is the best but most people are perfectly happy with black. White will just show every speck of dirt or imperfection.

    0Reply
  • Gino BarbaroPro Member
    Rental Property Investor · St Augustine, FL · Member since 2014 · 2k+ posts · 1k+ votes
    10y

    @Cody Barrett@Jake Stenziano

    Hi Cody

    We think black appliances look much better than white and are starting to switch over.  We have the same unit type, C properties in blue collar neighborhoods.  We are going with darker countertops to match.  It is not a huge expense, but it does upgrade the unit

    Gino

    Podcast Guest on Show The “Conveyor Belt” System That’ll Build You a BIG Rental Portfolio Quickly
    1Reply
  • Cody Barrett
    OP
    Phoenix, AZ · Member since 2015 · 345 posts · 138 votes
    10y
    Originally posted by @Joshua Malik:

    For my single family house in Racine I went with white because it matched the kitchen.  Go with what looks good, but in Racine (by the way I was born and raised there) you do not need stainless unless you're in Wind Point or something.  Definitely go with used... just get good quality used appliances and you'll be fine.  Try APS Appliances on Douglas. 

     Awesome heads up! Even more cool that you were born and raised in Racine as was I! Very cool, and thank you again for the APS on Douglas!! Love it!

    Cody 

    0Reply
  • Cody Barrett
    OP
    Phoenix, AZ · Member since 2015 · 345 posts · 138 votes
    10y

    Tons of ideas with all this excellent advice! I have a few routes that I can take here now that you all have helped me brainstorm some ideas!! This thread has helped me stay focussed on my budget and not go over board.  Cant thank everyone enough! You all rock! 

    Cody B 

    0Reply
  • William Futch
    Chipley, FL · Member since 2016 · 8 posts · 4 votes
    10y

    I presently install Appliances.  Eben thought Stainless steel has a WOW factor  when it  gets scratch ed or dinged it also stands out. The Color black seems to do better especially if it is a rental...

    0Reply
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