Zoning Question???

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Hello all. I am in the market for a 4-plex, and I stumbled on two of them that I like. Upon further research, I noticed that one of them is zoned R-3 Multifamily Residential and the other is zoned C-2 Commercial Retail. Both of them are priced approximately the same. The lot size for the R-3 is 7500 SF and that of the C-2 is 6534 SF.

Am I just too optimistic, or could the C-2 be worth a hell of a lot more? If so, would it be better to leave it as a 4-plex or convert to retail? Am I misunderstanding the zoning?

Thanks for any help given,

Mike