The Glass House Café Coffee
For Sale
Contact for pricing
716 Parkway, Gatlinburg, TN 37738
Two complementary retail concepts operate from an approximately 1,750-square-foot storefront along Gatlinburg Parkway.
Property Size1,750 SF
Price / SF$204.59
Days on Market128
Property Features for 716 Parkway
General Information
Standard status
Active
Size
1,750 SF
Class
B
Property subtype
Business for Sale
Zoning
C-2 / Commercial
Lease Type
Modified Gross
Investment Type
Owner/User
Net Operating Income
$123,733
Additional Details
Business Included
Yes
Building Details
Units
1
Tenancy
Single
Listing Agency:
MG Rise Real Estate Group
(423) 251-9162
Listed By:
Logan Smith · License #364516
Source:
Crexi
Added: Apr 25
Changed: Aug 30
Last Checked: Aug 30 at 5:04AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of MG Rise Real Estate Group
Investment Insights
Based on property information with market context.
The Glass House Café is a coffee shop and retail business occupying approximately 1,750 SF at 716 Parkway in Gatlinburg. The operation combines a specialty café with a children’s boutique, creating two distinct commercial components within a signature all-glass storefront at Reagan Terrace Mall. Café offerings include espresso, boba, and Italian ice, while the sale includes equipment, inventory, social media accounts, and the leasehold interest.
A downstairs walk-up window supports additional service capability, and mobile-unit licensing is in place for Italian ice or grab-and-go operations. The property carries C-2 / Commercial zoning and is positioned along the Gatlinburg Parkway in a tourist-oriented corridor near Great Smoky Mountains National Park. The sale is structured as an operating business opportunity with the existing physical improvements and business assets included.
A downstairs walk-up window supports additional service capability, and mobile-unit licensing is in place for Italian ice or grab-and-go operations. The property carries C-2 / Commercial zoning and is positioned along the Gatlinburg Parkway in a tourist-oriented corridor near Great Smoky Mountains National Park. The sale is structured as an operating business opportunity with the existing physical improvements and business assets included.
Key Highlights
- Approximately 1,750 SF café and retail operation
- Two‑part concept combining specialty café service with a children’s boutique
- Located at 716 Parkway in Gatlinburg, TN 37738
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,787
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$455,740
$455.7K
Cap Rate 7%
$325,529
$325.5K
Cap Rate 9%
$253,189
$253.2K
Market Conditions
NOI Build-Up for 1,750 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$31.3K $17.88/SF
− Vacancy
−$907 −$0.52/SF
EGI
$30.4K $17.36/SF
− OpEx
−$7.6K −$4.34/SF
NOI
$22.8K $13.02/SF
Area
Sevier County, TN
Vacancy
2.90%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$455,740
Cap Rate 7%
$325,529
Cap Rate 9%
$253,189
Alternative Uses
Best Use
Specialty Retail
$325.5K
$284.8K – $379.8K
NOI $22,787 @ 7.0% cap · market cap 6.36%
Second Best
Retail
$305.9K
$267.6K – $356.9K
NOI $21,411 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$738.0K
$645.8K – $861.0K
NOI $51,660 @ 7.0% cap · market cap 14.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,130
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 37738, TN
5,001
Population
7,075
Households
0.7
Avg Household Size
49
Median Age
31%
College-Educated
91%
High-School Grad
214.6 sq mi
ZIP Area
23
Density / Sq Mi
$63,133
Median Household Income
$29,169
Median Earnings
$1,090
Median Rent
$275,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- SUGARLANDS Coffee & Cream SHOP — 341 Savage Garden Rd, Gatlinburg, TN 37738
- Kikiberri Frozen Yogurt — 835 perry dr, gatlinburg, tn 37738
- Kikiberri Frozen Yogurt — 615 davenport rd, gatlinburg, tn 37738
- Flapjack's Pancake Cabin — 956 Parkway, Gatlinburg, TN 37738
- Kikiberri Frozen Yogurt — 469 baskins creek rd, gatlinburg, tn 37738
Frequently Asked Questions
What type of property is this?
Coffee shop - Two complementary retail concepts operate from an approximately 1,750-square-foot storefront along Gatlinburg Parkway.
Where is this coffee shop located?
The property is located at 716 Parkway Gatlinburg, TN.
What is the asking price?
The asking price for this property is $358,030.
What are key features of this property?
This property features: Approximately 1,750 SF café and retail operation; Two‑part concept combining specialty café service with a children’s boutique; Located at 716 Parkway in Gatlinburg, TN 37738
