The location needs more precision before this circulates widely. A list of acceptable Munich areas—or at least excluded ones—would save everyone time without publicly revealing an exact preferred street.
I’d challenge the €3,865 figure before using it as the target. An asking rent is not necessarily the amount ultimately agreed, and a visually similar listing may differ in condition, furnishings or other important details. There is also little value in modelling turnover at a rent you may not be...