Which layout would be more attractive??? Is it worth the investme

[Ryan Swanson]

Current state: Value 240k, 3BR/1.5 BA

Upstairs bedrooms are...
1. 10X12
2. 12X12
3. 12x10

A: Add a bedroom downstairs and bath =4BR/2.5BA Total cost = 4k

B: Combine the Current Master and Bedroom  (See picture below) to create a master suite w/ walkin closet and bathroom. Keep another bedroom upstairs and add 2 bedrooms and bath in the basement.
=4BR/3.5BA Total cost = 12k

[Marcus Auerbach]

@Ryan Swanson you don't provide enough information to give you a meaningfull answer, but my concerns is that you are having fun playing with layouts and will see a negative return on investment.

I assume this is a filp - first rule is: don't fix it if it's not broken. This incluldes a bad layout or bad flow. But if you rearrange rooms for the sake of it you will loose money. In particular in the basement.

Your budegt numbers seem low. I recommend find a local metor, agent who has flipped or even an appraiser and talk this through. Your buyers will not share your excitement and at the end you may have to write a big check at closing. Sorry, dont mean to be negative, it's just a very easy mistake to make. Good luck!