How Much Does An Extra Bedroom Increase ARV in the Lexington?

[JJ De La Llera]

I am looking into a deal for a SFH in Lexington and when calculating the ARV I see there is a potential for an additional room, which could help increase the cash flow. Current house is 2bed-1bath with 1,280 sqft. Not sure if the investment for the extra bedroom alone would make sense or if a bathroom would be more of a priority to make it 2-2 instead of 3-1.

Does anyone know what is the most desirable layout in Lexington, KY area?

Does anyone have any experience with building an extra room in Lexington? 

Any tips will be greatly appreciated. 

Thank you!