Duplex BRRRR Layout: WWYD?!

[J Rob]

Im renovating a duplex with the goal of BRRRRing it. What would be the better layout?

4 beds and 1.5 baths per side with 2 bedrooms in the attic? (4th bedroom would be tiny and be used most likely as an office) 

v.s. 

3 beds and 2 baths per side with a master suite in the attic and first-floor washer and dryer?

Would an appraiser value a 2nd full bath the same as a 4th bedroom?

My initial reaction is that the 3 bed 2 bath would be more desirable to both tenants and potential buyers in the future. 4th bedroom would be purely for appraisal value, push comps, and increase rental potential. Comps are a mixed bag of 3 beds, 4b beds, and 3beds with an attic rec room that's marketed as a 4th bedroom.

[Jenna Parker]

Would 1.5 baths be enough to comfortably accommodate a family large enough to occupy 3-4 beds? You can absolutely juice your rent potentials by offering more living space, but new bathrooms are an undeniable value-adder. I'd think there would be overall more of a market for the 3/2.