The through street (Merrimac and Appleton) are more a factor in resale than in rental prices, IMO. Appleton has the most traffic between Genessee and Cole – but the next block west (between Cole, and where it turns into Merrimac) is also pretty busy because of the school. I drive those streets regularly because I have to go to the PO across from McDonalds – and that’s my “shortcut”.
I agree with livinincali about the rent estimates.