The areas most desirable in Worcester are in this order: Salisbury St 01609, Tatnuck 01602, Burncoat 01606, Massasoit/Grafton St 01604. On average your looking at around $12,000 a year +/- depending on the area you choose.
In regards to buyers agent fees, we are paid by the seller. I deal with the Worcester area daily and would be happy to answer any questions you may have.
in regards to Worcester that is a good area to consider but if this is an investment property you might want to seriously consider properties in and near Boston.
Here is everything on market in Worcester:
Here is everything on the market in Boston:
If you are moving into the Worcester area as well as investing then yes - Worcester is a great place! John's list of zip codes is a perfect place to start as well as Richard's advice to keep it near the hospitals because you have a farm of rental tenants there.
Sherri's advice to hire a property manager if you are not going to be living here is excellent! I know several out-of-state landlords and it can make this difficult.
All in all - find a strong buyer's agent who is able to calculate your investment in terms of cap rates and future rental incomes in relation to your ongoing investment. All properties need upgrades etc. Your cap rate will be the average rate of return on the property with all those items factored in. I have an excel spreadsheet that gives a quick snapshot of any property that I can share with you if you like.
Are you going to be local or living in Georgia? If staying in Georgia, you may want to consider getting a property manger to help you. The rent you get depends on the size of the unit and the location of the unit. I have several places that i own in Worcester and have been able to increase my rents for the first time in many years. So, things are starting to pick up. You just have to be sure you are in an area where tenants want to be.
Also, you may want to consider joining the Worcester Property Owners Association (WPOA). They are a landlord organization in the Worcester area and can provide lots of insight on the landlord environment in Worcester. They are part of the Massachusetts Rental Housing Association (MRHA) which is the state wide group. Their web site is http://www.massrha.com.
Let me know if I can be of assistance.