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8 Beds
4 Baths
3,442 sqft

$650,000

6664 Provincial Drive, Fountain CO, 80817

Price per sqft$188.84
Built in1987
Property size3,442 sqft
Property typeMulti-family

Overview

Active

Listed Sep 17, 2026

Updated 10 days ago

MODUS Real Estate is pleased to present 6664–6670 Provincial Dr, a 4-unit multifamily asset in Fountain, Colorado — the closest incorporated community to Fort Carson and a core rental market within the Colorado Springs MSA. The property is an all-two-bedroom quadplex totaling approximately 3,442 net rentable square feet, built in 1987. The asset is currently 95% occupied with in-place rents of $1,100/month, roughly 15% below the $1,295/month market rent supported by recent quadplex leasing in the immediate submarket. Executing a mark-to-market turn strategy alongside a RUBS utility bill-back drives NOI from $30,415 (T-12) to $42,568 (Year 1 pro forma) — approximately 40% NOI growth — expanding the going-in cap rate from 4.68% to a stabilized 6.55%. Demand is anchored by Fort Carson (~8 miles north; 26,000+ active-duty soldiers, ~40,000 family members, 57% living off-post) and reinforced by Peterson and Schriever Space Force Bases. As the newest asset among recent Provincial Dr and Alegre Cir quadplex sales, the pricing is directly validated by the same-street 6600–6606 Provincial Dr sale at $161,000/unit.

$4,324/mo

Est. mortgage payment based on a $650,000 home price.

All estimates are provided by Luxury Presence for informational purposes only. Actual amounts may vary.

Additional information

MLS® ID
7311767

Interior Features

Bedrooms
8
Bathrooms
4
Cooling
Yes
Heating
Yes
Basement
No

Other Property Details

Taxes
$3,804
Tax Frequency
Annually
55+/Senior Community
No
MLS provider logo
Listed by MODUS Real Estate, Andrew Stephens, Listing Contact: [email protected],720-496-8868 
 

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