Place the LR and kitchen or bedrooms in the basement?

[Kent Gunlicks]

I'm converting a 19'x35' two level end unit townhouse into a 4 level duplex in a transitioning neighborhood in DC.  Each unit will be two floors.  The ground floor is not elevated so the basement will be completely underground with window wells and an outdoor stairway for egress.  Would it be easier to sell if the kitchen and living room are located in the basement with the bedrooms on the ground floor or vice versa?  The whole house is shaded by a giant tree with the back right corner pointing south.  There is also a neighborhood convenience store right across the street so the front of the house could be loud.  The house is approximately ten feet from the street.  What layout would be more appealing to buyers?

Thanks all,  Kent.