Mechanicals such as air conditioning are expected to be in working order so the increased value is minimal. Updating the 1st floor bath can be of great benefit if it was very dated but typically return 100% of its cost at resale.
The biggest difficulty I'd envision is the busy street. With so much inventory on the market today, you've got to significantly distance yourself in price from the other comparables that are not on busy streets. I live on a busy street myself and I believe it will be a challenge when I go to sell.
Sight unseen, no agent can give you a good estimate of its current value... have a few of us out to give you an opinion.
So, forget the appraisal. And, as Aaron notes, people expect working AC, just as they reasonably expect a roof that doesn't leak, wiring that won't burn the house down, plumbing that drains properly--stuff that can cost lots of money to fix or update, but won't add much if any value to your house.
Get listing presentations from three competent Realtors. See what they think your house is worth. Also, find out what improvements they'd suggest to either add value or sell your home quicker. Also, pay some money for a home stager to give you her/his opinion on what should be done. There are ways to minimize a house's negatives and to maximize a house's positives.
In today's market, the relevance of sale price to appraised value just isn't there.
I would suggest you have two or three Realtors do a market on your home. The appraised value can vary widely from actual market value. I'm sorry but without seeing the home I can't give you an accurate list price.
What you want to do is ask several real estate agents to perform a CMA on your home. When they present you with their market values, try to forget what your appraised amount was before. Just really listen to what they are saying for a market value and what their reasons are for their prices. That will get you the most accurate and up to date market value on your home. Best of all, it's generally free to get several CMA's from different real estate agents.