The Glass House

A one-of-a-kind three-in-one business upstairs at Gatlinburg's Reagan Terrace Mall: specialty cafe, children's boutique, and retail under one roof. The all-glass-enclosed space sits on the second level with sweeping views of the 716 Parkway strip below, offering the kind of visual presence that stops foot traffic in its tracks.

Business Only. Lease in Place. No Real Estate Included.

Investment Highlights

Three Revenue Channels in One Space: The Glass House operates a specialty cafe (espresso, boba tea, matcha, Korean corndogs, mochi, Italian ice), a curated children's clothing boutique, and a retail counter — all from a single ~1,750 sq ft location. Multiple revenue streams in one lease means built-in diversification without additional overhead.

Premium Equipment Package: Approximately $30,000 in equipment conveys with the sale, including a Simonelli Appia Compact Dual Wand Espresso Machine (valued at $10,000) — the same commercial unit used in high-volume specialty coffee shops. This alone opens a standalone café-grade revenue channel.

Established Digital Presence: 39,000+ Instagram followers and nearly 8,000 Facebook followers with a highly engaged audience. The current owner actively promotes the business and Gatlinburg on social media, generating organic reach that a new owner inherits from day one.

Perfect 5-Star Ratings: 5.0 stars across Yelp and review platforms. The Glass House has built a reputation as one of downtown Gatlinburg's "hidden gems" — the kind of word-of-mouth credibility that takes years to earn and can't be bought.

Unmistakable Visual Identity: The entire shop front is floor-to-ceiling glass — customers on the Parkway can look up and see the business from the street. It's one of the most photographable spaces in Reagan Terrace Mall, which drives organic social sharing without any marketing spend.

Established Systems: Fully implemented Square POS system with clean, trackable sales history. Consistent promotional strategy with disciplined discount rates.

Prime Tourist Location: Reagan Terrace Mall at 716 Parkway sits in the heart of Gatlinburg's walkable downtown strip, one of the most visited corridors in the Smoky Mountains region. Foot traffic is powered by 14+ million annual visitors to the area, with peak summer and fall seasons driving the majority of revenue.

What's Included in the Sale

• Simonelli Appia Compact Dual Wand Espresso Machine ($10,000 value)
• Full café equipment: boba tea station, Italian ice case, mochi display
• Korean corndog preparation equipment and recipes
• Children's boutique inventory and fixtures
• Retail inventory and display cases
• Square POS system with historical sales data
• Social media accounts (39K+ IG, 8K+ FB) and brand assets
• All signage, fixtures, and furniture

Lease Terms

• Location: Suite 200, Reagan Terrace Mall, 716 Parkway, Gatlinburg, TN
• Square Footage: ~1,750 sq ft (upstairs, all-glass enclosed)
• Lease Term: March 1, 2025 – March 31, 2030 (approximately 4 years remaining)
• Rent: $3,500/mo (Year 1) escalating to $6,850/mo (Year 5)
• Tenant can cancel with 120 days' notice after first 6 months
• Hours: Open daily 11 AM – 7:30 PM (extended to 8 PM during peak season)

The Space

Step off the stairs at Reagan Terrace Mall and into a glass-walled retreat overlooking the Parkway. The all-glass enclosure floods the entire shop with natural light and gives customers a panoramic view of the bustling strip below — a feature that diners and shoppers consistently photograph and share. The layout flows naturally from the cafe counter on one side to the boutique and retail counter on the other, so visitors browse all three sections without feeling crowded. It's intimate, photogenic, and built for the Instagram era.

Risks & Considerations

• Rent escalation schedule nearly doubles by Year 5 — growth must outpace increases
• Landlord has right to terminate lease with 4 months' notice for redevelopment
• Seasonal Gatlinburg tourism means peak months carry the revenue load
• Owner must be willing to actively operate the business (no employees)
• Upstairs location means visibility depends on signage and foot traffic awareness

Valuation

Listed at $358,030 based on a 2.8x multiple of annual Seller's Discretionary Earnings (SDE) of $127,868. This reflects fair-market pricing for a multi-channel retail operation in a prime Gatlinburg tourist corridor. Full P&L breakdown, tax returns, and detailed financials are available upon NDA signature.