Semi finished flip in Birmingham, Alabama

[Rob Drum]

I've got a deal under contract in an older upscale suburb of Birmingham, Alabama.  It's a 3 bed 3 bath, but its currently missing a bedroom.  I would have to finish out a master bedroom and bathroom, and finish some work in the kitchen to get it retail ready. 

My question is this, do you think it's ok to just spend the money to bring it up to top 20% in the neighborhood. Or, do I need to go all out to make it top 1% in the neighborhood. My intuition is that the ROI for getting it to top 1% is much lower.

ARV is 250k and i'm in it for a little less than 70% of that. I've done two flips, but its been a few years so I'll take all the advice I can get.