Layout question for a BRRRR

[Brendan Reilly]

I have a perplexing decision to make on a BRRRR that I could use some advice on. My current rehab is an old 1800s stone farm house that is a pretty clear cut 3 bed 2 bath except for one room on the ground floor. This is the setup.

3rd floor: 2 bed and jack/Jill bath

2nd floor: master bed, sunroom, living room and bathroom

1st floor: kitchen, dining room, mudroom and the room in question

The issue I'm running into is the bedrooms are all middle to top floor and all have baths close by. This room could easily be a bedroom that rivals a master in space but the odd part that's driving me crazy is that you cannot access this room except through the mudroom. The mudroom is the lower level entrance(to the garages and driveway) so the mudroom is a small T intersection. Should it be a bedroom or should I figure out another idea for it? Obviously an extra bedroom brings in more rent, but would renters go for a room that is odd to access and has no bathroom on that floor?