Secondly the kitchen could use some cosmetic upgrades as well especially considering the bathrooms look so nice. 

I'm piloting a new construction program that's building a generational style home 6 bedroom 4 bathroom, 2500 sq ft house in a class B/C area.

If there are close comps where the only difference is a bedroom or bathroom count, they're going to use it.Think about it this way: what's easier to put a value on?

It's a former adult care home, so the layout is shared bathrooms, and this would allow me to not have to change the plumbing layout while offering a competitive price-point and unique experience to travelers.

I don’t mind adding a new kitchen or bathroom but I don’t what to do the whole entire house again.

Example 3/1 you can add a bathroom.  

Quartz countertops, fully tiled bathrooms, higher ceilings and doors, LVP flooring throughout. for us its upgraded appliance packages NO micro above the drop in stove.

It wasn't a good deal $90k because of the age, weird layout, and the bathroom was tiny. 

Pay attention to whether the room is a primary suite (your own bathroom) or shared bathroom, how many roommates, etc. as those would factor in to how much someone would be willing to pay.

The help I have provided with a few home remodels has consisted of kitchen and bathroom layouts, flow and functionality, fixtures and finishes of the home, all while trying to stay within budget.