Trying to project cost for an offer? Please Help

[Landon Dolezal]

Hey i have a property I'm wanting to put an offer on, its not on the market yet. Its about 3.5 acres of land that has a couple residential houses, and a couple of mobile homes on it. However it no longer zoned residential but Employment Center (EC). I have no info on wether they are receiving rents but  they're are occupied so I'm assuming there is. Im just wondering if the fact that it is no longer zoned residential help justify a lower offer or does the fact that it "may receive rents" still allow for a strong price? Thank you everyone and if i missed any info that would be relevant let me know and ill add it in. Appreciate the feedback BP!