Guidance on bidding on a triplex zoned as a duplex

[Cliff T.]

Hey all-

Hoping to get some advice from BP on how you would proceed to value a "triplex" (currently 3 tenants living and paying rent) but the building is only zoned as a duplex. The property currently collects approx. $2200 in rent from the three tenants and the seller has listed the "triplex" at $190K.

Would you only put in an offer assuming the unit is a duplex and would therefore only collect ~$1500 per month in rent?