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6834 · Cozy Cabin

Burkemont Rd · Morganton NC · Sleeps 6 · 3BR · 2BA

WATCH — ADR ERODING, WIFI GAP

Scorecard

Sleeps 6 · 3BR · 2BA · windows ending June 11, 2026
Last 365 days
$40.3K
57.0% occ · ADR $196 ▼ -10%
Last 90 days
$9K
53.3% occ ▼ -23%
Last 30 days
$2.9K
53.3% occ · ADR $169 ▼ -41%
Next 30 days
$3.3K
60.0% booked · LY actual: $3.9K (70.0%)
Next 90 days
$5.8K
28.9% booked · LY actual: $10.1K (63.3%)
Booked ahead (all)
$5.6K
6 stays · thru 2026-09
Booking pace (leading indicator): 18 reservations made in the last 90 days worth $10K — vs 22 worth $10.7K in the same window last year.
2.6 nights avg stayparty of 1.8books 26 days out4.96★ last 12 mo (120 reviews all-time)airbnb 95% · vrbo 4% · direct 1%

Revenue & occupancy by month

bars = monthly revenue (green = on the books, future) · line = occupancy
$5.9K$4.4K$2.9K$1.5K$02024-04: $1,771 rev, 37% occ24/042024-05: $2,569 rev, 45% occ24/052024-06: $3,396 rev, 57% occ24/062024-07: $5,887 rev, 90% occ24/072024-08: $3,712 rev, 58% occ24/082024-09: $3,196 rev, 53% occ24/092024-10: $3,946 rev, 58% occ24/102024-11: $4,199 rev, 70% occ24/112024-12: $4,056 rev, 71% occ24/122025-01: $2,093 rev, 35% occ25/012025-02: $2,063 rev, 36% occ25/022025-03: $3,937 rev, 77% occ25/032025-04: $3,176 rev, 60% occ25/042025-05: $3,739 rev, 71% occ25/052025-06: $4,476 rev, 87% occ25/062025-07: $3,639 rev, 68% occ25/072025-08: $2,992 rev, 58% occ25/082025-09: $1,980 rev, 30% occ25/092025-10: $5,512 rev, 77% occ25/102025-11: $5,059 rev, 83% occ25/112025-12: $4,003 rev, 61% occ25/122026-01: $2,064 rev, 35% occ26/012026-02: $2,457 rev, 43% occ26/022026-03: $2,682 rev, 45% occ26/032026-04: $3,137 rev, 57% occ26/042026-05: $2,862 rev, 52% occ26/052026-06: $3,684 rev, 70% occ26/062026-07: $1,051 rev, 19% occ26/072026-08: $973 rev, 6% occ26/082026-09: $996 rev, 10% occ26/092024-04: 37% occupied2024-05: 45% occupied2024-06: 57% occupied2024-07: 90% occupied2024-08: 58% occupied2024-09: 53% occupied2024-10: 58% occupied2024-11: 70% occupied2024-12: 71% occupied2025-01: 35% occupied2025-02: 36% occupied2025-03: 77% occupied2025-04: 60% occupied2025-05: 71% occupied2025-06: 87% occupied2025-07: 68% occupied2025-08: 58% occupied2025-09: 30% occupied2025-10: 77% occupied2025-11: 83% occupied2025-12: 61% occupied2026-01: 35% occupied2026-02: 43% occupied2026-03: 45% occupied2026-04: 57% occupied2026-05: 52% occupied2026-06: 70% occupied2026-07: 19% occupied2026-08: 6% occupied2026-09: 10% occupied0%50%100%
earned revenuebooked (future)occupancy %

What's working

  • Volume machine: highest booking count in the portfolio and 57% occupancy over 12 months.
  • Next 30 days already 60% booked — demand hasn't vanished, it's just paying less.
  • 4.96★ over the last 12 months (120 reviews all-time); hot tub gazebo is unique in the portfolio.

What's holding it back

  • ADR eroding: $196 (12-mo) → $169 (last 30) — revenue −41% on 30 days YoY while occupancy held.
  • ~10 Mbps WiFi is the #1 review complaint and the only non-Starlink connection in Morganton.
  • Gallery leads with bare-tree winter drone shots that showcase… the steep driveway.
  • 95% Airbnb — worst platform concentration in the portfolio.

Versus the rest of the Morganton five

last 365 days revenue
6913$67.5K6280$47.5K6834 ←$40.3K6883$35.3K6260$34.4K
Market check — Morganton / Burke County NC
Market occupancy 42–56% (AirROI low / AirDNA high) · market ADR $160–190 · median $143 · top 10% $366+ · typical listing $17–21K/yr typical listing.
This property: 57.0% occupancy · $196 ADR · $40.3K last 365 days.
Supply +8–21% YoY but revenue/listing still +11% — no saturation yet. Burke County visitor spending $154M in 2024 (+11.9%, 2nd-fastest in NC). Watch: post-Helene Asheville demand tailwind fades as that market recovers.

The plan — how we make this property better

ordered by priority

Install Starlink DO FIRST

Cost: ~$350 hardware + ~$120/moPayoff: Kills the top complaint; protects the 4.96★Effort: An afternoon

Every other Morganton property already runs it. At ~$1.8K/yr cost against a $40K/yr property, one saved booking pays the year.

Reorder the photos for “cozy” DO FIRST

Cost: $0Payoff: Click-through + conversionEffort: An hour

Lead: hot tub gazebo glowing at dusk → fireplace lit → warm interiors → THEN the setting shots. Kill the bare-winter drone lead. Reshoot in green season for $300 if needed.

Set an ADR floor and hold it HIGH VALUE

Cost: $0Payoff: Stops the slideEffort: Low

Weekend floor at $180; let midweek flex. At 60% forward occupancy you don't need to buy bookings at $169.

Barrel sauna — extend the “cozy” brand HIGH VALUE

Cost: $6–12K installedPayoff: +8.3–9.4% ADR in rural markets (AirDNA Nov 2025) + winter bookingsEffort: 2–4 weeks lead

A 4–6 person barrel sauna beside the hot tub gazebo makes this THE winter wellness cabin in Morganton — the fastest-growing amenity search on Airbnb — and feeds the photo gallery a new headline. Pays into exactly the Jan–Feb dead zone this market suffers from.

Barrel sauna by the trees6-person barrel sauna · gravel pad + path lights · books year-round
Concept sketch — Concept — barrel sauna on a gravel pad with path lights.

Activate VRBO properly WORTH DOING

Cost: $0Payoff: Cuts 95% single-platform riskEffort: Low

Sync calendar, complete the listing, seed competitive launch pricing for 60 days.

Own the AWD message WORTH DOING

Cost: $0Payoff: Protects rating from bad-fit guestsEffort: Low

Reframe: “mountain-top seclusion — AWD/4WD recommended.” Filters out the guests who'd leave the 3★.

Current amenities (verified against guidebook/knowledge base):
Hot tub w/ gazeboWood fireplaceFire pitW/D~10 Mbps WiFi (not Starlink)
Revenue = Hospitable payout (nightly + cleaning fees, net of platform host fees) — what actually hits the bank. Trailing windows assign revenue by check-in date; forward windows and occupancy are computed night-by-night. Occupancy is measured against each property's time in service. Data: Hospitable export Jun 11, 2026 (1,003 reservations, all platforms). Market figures: AirDNA / AirROI / Rabbu public data — see sources where cited. Concept sketches are illustrative, not to scale.