All County® Franchise Cost, Revenue & Review 2026
Data from FDD filing + SBA 7(a) records
Analysis by FranchiseVerdict Research · Methodology
All County Property Management is a real-estate franchise providing residential property management, leasing, rent collection, maintenance, and tenant relations, for rental owners. Franchisees run a local office managing rental portfolios and earning management fees.
FranchiseVerdict summary · 2026
A ALL COUNTY® franchise requires a total initial investment of $86K – $118K, including a $59K – $85K franchise fee and an ongoing 7.0% royalty[2]. Per the 2025 FDD, average unit revenue was $417K[2]. FranchiseVerdict grade: A (Strongest tier), an editorial assessment, not investment advice. Run a live ROI scan →
Data last verified · figures per the 2025 FDD issuance
Overview
- Investment
- $86K – $118K
- 62nd pct Real Estate
- Avg gross sales
- $417K
- 8th pct Real Estate
- Royalty
- 7.0%
- 42nd pct Real Estate
- Units
- 88
- 45th pct Real Estate
- SBA charge-off
- N/A
Quick verdict · Real Estate · color = vs category peers
Green = favorable by >10% vs Real Estate avg · No shading = within ±10% · Red = unfavorable by >10% · Source: FDD filings + SBA 7(a)
Data from public FDD filings and SBA records. Not financial advice. Methodology
Bottom line
- COSTTotal investment $86K – $118K including a $59K franchise fee, 7.0% ongoing royalty.
- RETURNSAverage unit revenue of $417K/year (median $304K).
- RISKVerdict A (Strongest tier), verdict score 94/100 (higher is better).
- GROWTHSystem growing at 23.8% CAGR over 3 years with 88 total units. Strong expansion trajectory.
Item 1 · who you're contracting with
The Franchisor
Corporate structure & franchisor financials
- Legal entity
- All County Property Management Franchise Corp.
- Parent company
- None
- CEO title
- Chief Executive Officer and Director
- Sandra Ferrera
- CEO experience
- 34 yrs
- Years in role or industry
- Incorporated in
- Florida
- HQ
- 1700 66th St N, #402, St. Petersburg, Florida 33710
- Auditor
- Joe Teston CPA Advisors
- Audited financials
- Franchisor revenue
- $3.1M
- vs $2.8M prior year
- Management churn noted
- Frequent turnover
- Item 2 disclosed frequent executive changes
Overview
About
- CEO
- Sandra Ferrera
- Headquarters
- Florida
- Founded
- 2008
- FDD year
- 2025
- States available
- 23
Can you afford it, and what does the money buy?
Entry cost runs 52% below the typical real estate franchise.
Source: FDD 2025 · Items 5–7
Full Item 7 breakdown16 line items
Initial investment breakdown
| Line item | Low | High | |
|---|---|---|---|
| Initial Franchise Feenot refundable | $59K | $59K | |
| Leasehold Improvementsnot refundable | $0 | $2K | |
| Signsnot refundable | $250 | $1K | |
| Capital Equipment and Suppliesnot refundable | $2K | $5K | |
| Technology, Office Equipment, and Suppliesnot refundable | $2K | $5K | |
| Start-Up Marketingnot refundable | $3K | $5K | |
| Insurancenot refundable | $3K | $4K | |
| Professional Feesnot refundable | $1K | $2K | |
| Licenses/Bondsnot refundable | $2K | $2K | |
| Lease Depositsnot refundable | $0 | $1K | |
| Other Depositsnot refundable | $500 | $2K | |
| Your Out-of-Pocket Expenses While Attending Trainingnot refundable | $700 | $2K | |
| Additional Funds for Operating Expenses during the First 3 Months of Operationnot refundable | $15K | $30K | |
| E-2 Investor Visa Franchise Initial Franchise Feenot refundable | $85K | $85K | |
| E-2 Investor Visa Franchise Initial Marketing Expense Amount | $36K | $36K | |
| E-2 Investor Visa Franchise Real Estate Software Amount | $3K | $3K | |
| Total initial investment | $210K | $242K |
Line items extracted from FDD Item 7. Ranges reflect the franchisor's stated low and high per line. Total is the sum of line-item lows / highs — actual costs may fall outside this range depending on market and build-out scope.
Item 7 · what it costs to open + operate
The Vitals
- Total investment
- $86K – $118K
- Middle of category vs category
- Liquid capital req'd
- $15K – $30K
- Middle of category vs category
- Franchise fee
- $59K – $85K
- Bottom third — review vs category
- Royalty
- 7.0%
- formula · typical 6–8%
- Ad fund
- 1.0%
- typical 3–5%
- Total fee load
- 8.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 7.0% of gross sales |
| Marketing / ad fund | 1.0% of gross sales |
| Technology fee | $250 |
| Training fee | $300 |
| Transfer fee | $10K |
| Total fee load | 8.0% of rev |
What do units actually make?
Average unit sales run 72% below the real estate norm.
Source: FDD 2025 · Item 19
Single-unit · estimated
Returns at a glance
Indicative numbers using FDD Item 7 / Item 19 inputs and category-benchmarked cost ratios. Full single-unit, 25-unit portfolio, and LBO models (with every input editable to stress-test your own scenario) live on the financials page.
Store EBITDA · annual
$63K
15.0% margin
Unlevered ROIC
50%
EBITDA / total invested capital
Payback
24 mo
cash-on-cash, unlevered
ROI & LBO modelsSingle-unit · 25-unit portfolio · editable
What one unit earns on your invested capital
Model A · Single-Unit Return
Computes unlevered return on invested capital (ROIC) for a single franchise unit. The target band for an attractive franchise is 30–60% ROIC. Below that and a passive index fund likely outperforms; above that and the franchisor has pricing power you're subsidizing.
Note: Item 19 revenue is what the franchisor discloses. It's the top line only. Operating costs below are category estimates. Override them to match your real lease quote, labor market, and build-out budget.
Returns model · single-unit ROIC
What would one ALL COUNTY® unit return on the cash you put in?
Unlevered ROIC · per unit
Estimated return on your total franchise investment, before any debt financing.
50%
Within the 30–60% "attractive franchise" band
What 25 units return when you use SBA financing
Model B · Return on Equity: Debt-Financed Acquisition
Models a 25-unit portfolio acquisition financed with an SBA 7(a) loan. Shows equity IRR (your return on cash invested), DSCR (how safely the cash flow covers debt service), and the capital stack (SBA + seller + equity breakdown).
This is the “search fund” or “entrepreneurship through acquisition” scenario: you buy an existing multi-unit operator, use leverage to amplify returns, and either operate or hire management. The 25-unit size is the typical minimum for an SBA-backed franchise portfolio acquisition to pencil as a full-time income.
What “return on equity” means here: if you put in $500K of your own cash and the business generates enough EBITDA to pay down debt and grow, your equity IRR is the annual return on that $500K, including the value created when you eventually sell. Target IRR for a search fund is typically 25–35%.
Levered LBO scenario · Yale Crease Capital framing
What would 25 ALL COUNTY® units return on equity?
Equity IRR · 5-yr
49.9%
7.57× MOIC
Year-1 DSCR
1.88×
EBITDA ÷ debt service
Equity required
$668K
on $3.3M purchase
Total debt
$2.7M
SBA $1.7M + senior + seller note
These models are for research and scenario planning only. Not investment advice. Actual results depend on your specific location, management, and market conditions. Consult a franchise attorney and accountant before signing any franchise agreement.
Item 19 · Source: 2025 FDD
Financial Performance
- Avg gross sales
- $417K
- Per unit, per year
- Median gross sales
- $304K
Gross sales are revenue before expenses — not profit. Actual owner earnings depend on rent, labor, royalties, marketing fees, and debt service.
- Item 19 type
- gross sales
- Sample size
- 68
- vs category median 64
- Range (low → high)
- $21K→$1.9M
- Cohort dispersion (min → max)
- Reporting year
- 2024
- Fiscal year the figures cover
- Source filing
- FDD 2025
- Disclosed in the 2025 filing, covering 2024
- Transparency
- 4 / 10
- vs category median 0 / 10 · above
Compared against 101 Real Estate brands
Revenue is 4.1x the investment midpoint. At typical franchise margins, this suggests a payback under 3 years.
Operator outlook
What the numbers say
Data-driven interpretation of this brand's financial disclosures, fee structure, and system trajectory.
Unit economics
Average unit generates $417K/year in gross sales. Median is $304K — top performers pull the average up, so a typical unit earns less. Revenue-to-investment ratio: 4.1x.
Fee burden
Total ongoing fee load of 8.0% (near the Real Estate average).
Disclosure
Transparency score 4/10 — this franchisor discloses detailed breakdowns (quartiles, segments, or cohort data). Buyers can model unit economics with higher confidence.
Operator retention
System expanding at 23.8% CAGR over 3 years across 88 units — operators are staying and new ones are joining.
Multi-unit rate
Only 25% of franchisees own multiple units. Could indicate challenging economics or a young system where operators haven't had time to expand.
Source: FDD Item 19 financial performance representations and publicly filed FDD data. Past performance is not indicative of future results. Verify all figures with the franchisor and current franchisees before making any investment decision.
vs Real Estate averages
How All County® Compares
Is the system healthy?
Source: FDD 2025 · Item 20
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 88
- Opened
- 11
- Last reporting year
- Closed
- 1
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 0
- Term expired, not renewed (per Item 20)
- Turnover rate
- 1.3%
- Company-owned
- 10
- Corporate units in the system
- % franchised
- 89%
- vs corporate-owned
- Multi-unit owners
- 25.0%
- Net growth (3-yr)
- +23.8%
- Net unit change over 3 years
- 3-yr CAGR
- +23.8%
- Compounded over last 3 years
3-year detail · Item 20
- Opened (3yr)
- 11
- Closed (3yr)
- 1
- Terminated (3yr)
- 0
- Non-renewed (3yr)
- 0
- Transfers (3yr)
- 1
- Reacquired (3yr)
- 0
- Franchisor bought back
- Transfer rate
- 1.1%
- Owners selling to other franchisees
- Ceased ops
- 1.1%
- Units that stopped operating
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 20 · 10 states with active franchisees
The Territory Map
Derived from franchisee contact records. Shows states with at least one current operator. Not where the franchisor is registered to sell new units (that data is re-extracting in a future refresh).
States derived from franchisee contact records (FDD Item 20). Shows states with at least one current operator on file. Full state registration data (Item 12) will appear on a future FDD refresh.
Fast growth in a small system. Newer franchisors expanding quickly may not yet have the support infrastructure of larger systems.
SBA loan performance
Government records
SBA Loan Data
Aggregated from SBA 7(a) and 504 loan disclosures, public data unique to FranchiseVerdict.
- Total loans
- 21
- Loan volume
- $3.8M
- Median loan
- $181K
- average
- Charge-off rate
- N/A
- no resolved loans yet — rate needs a terminal outcome
Historical SBA 7(a) lending data, not predictive of future performance. How SBA charge-off rates are calculated
- Repayment rate (PIF)
- N/A
- 5-yr charge-off
- N/A
- Loans approved 2021+
- Active lenders
- 4
- Defaults
- 2
Vintage analysis
All County® charge-off rate by loan vintage
Top lenders financing All County® franchisees
Showing 3 of 4 lenders. The full breakdown — every lender, state distribution, interest rates & risk ratings — is in the SBA Lending Report below.
Explore lender portfolios on Bank Reports or regional data on State Reports.
Premium insight
SBA Lending Report
Deep-dive into All County®'s SBA lending history: lender network, geographic footprint, interest rates, and more.
SBA Lending Report
- Principal loss rate and NAICS industry benchmark
- 4 lenders with concentration factor
- Per-state charge-off rates across 11 states
- Startup risk premium and job creation velocity
Instant access. No subscription.
What could kill this investment?
Source: SBA 7(a) FOIA · FDD Items 3, 21
Risk analysis
FranchiseVerdict rating + FDD Items 3, 4, 8, 16, 21
Risk & Legal
ALL COUNTY presents moderate-to-cautionary risk: missing profitability data, going concern concerns, and thin unit base limit confidence in ROI despite protected territory and no litigation.
Litigation (Item 3)
No litigation is required to be disclosed in Item 3.
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · Joe Teston CPA Advisors
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
Supplier relationship · Items 8 & 16
- Franchisor sells you products: No
- Kickbacks from required suppliers: No
- Must buy proprietary products: No
- Restricted to system-approved products: Yes
- Can negotiate own supplier terms: Yes
Score breakdown · what drove the 94 / 100 verdict
- 01HIGHGoing Concern status is False — indicates potential financial instability or structural issues within franchisor operations
- 02MEDHigh royalty burden at 7% combined with undisclosed net income makes it unclear if $417,302 avg revenue actually yields acceptable margins
- 03MEDModest unit growth of 14.7% YoY with only 88 units suggests limited brand momentum and market validation
- 04MINORHigh franchise fee ($58,500) relative to total investment (64–68% of low-end investment) leaves little capital for working operations
Severity inferred from the FDD text · not a regulatory classification
What are you signing up for?
Ongoing fees run about 8.0% of sales (royalty + ad fund), before rent and labor.
Source: FDD 2025 · Items 11, 12, 17
FDD Items 12, 15, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 10 years |
|---|---|
| Renewal term | 10 years |
| Territory type | protected |
| Protected territory | Yes |
| Exclusive territoryℹ | No |
| Territory radius | 50 mi |
| Territory population | 250,000 |
| Online sales rightsℹ | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Optional |
| Non-compete (years)ℹ | 3 years |
| Non-compete (miles)ℹ | 50 mi |
| Right of first refusalℹ | Yes |
| Transfer requires consent | Yes |
| Mandatory arbitration | Yes |
| Jury trial waiver | Yes |
| Governing law | Florida |
| Litigation count | 0 |
View Item 3 litigation summary
No litigation is required to be disclosed in Item 3.
Items 10, 11
Training & Operations
- Classroom training
- 12 hrs
- On-the-job training
- 16 hrs
- Training location
- St. Petersburg / Monticello, Florida (may be virtual/remote)
- Ongoing training
- Required
- Field support
- 158 hrs/yr
- On-site visits per year
- Time to open
- 4 mo
- From signing to launch
- Franchisor financing
- Not offered
- Item 10
- POS system
- Rent Manager (London Computer Systems, Inc.)
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: Rent Manager (London Computer Systems, Inc.)
Item 20 · call current owners
Franchisee Contacts
51 owners to call
Name · phone · city · state. Extracted from FDD Item 20
FDD download
ALL COUNTY® · FDD (2025) PDF
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a ALL COUNTY® franchise?
The total investment to open a ALL COUNTY® franchise ranges from $86K – $118K, with an initial franchise fee of $59K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD).
What do ALL COUNTY® franchise owners earn?
According to Item 19 of the ALL COUNTY® FDD, the average gross sales per unit is $417K. The median is $304K. Note: this is gross revenue, not profit. Actual owner earnings vary based on location, operating costs, and management.
What is Item 19 in the ALL COUNTY® FDD?
The FDD section where a franchisor may disclose financial performance of its outlets. Disclosure is optional and formats vary; figures are typically gross sales, which is revenue before expenses, not profit. FranchiseVerdict extracts these figures directly from the ALL COUNTY® FDD and qualifies whose outlets they describe.
What is ALL COUNTY®'s franchise failure rate?
SBA 7(a) loan charge-off data is not available for ALL COUNTY® (fewer than 10 loans on file). Charge-off rates are one way to gauge franchise risk, but not all franchise loans go through the SBA program. We recommend reviewing turnover and closure data in the FDD and speaking with current franchisees.
How many ALL COUNTY® franchise locations are there?
As of their most recent FDD filing, ALL COUNTY® has 88 total units in the United States, including 78 franchised units and 10 company-owned units. 11 new units were opened in the latest reporting year.
Is ALL COUNTY® a good franchise to buy?
FranchiseVerdict rates ALL COUNTY® as a A-grade franchise with a verdict score of 94 out of 100 (higher is better), based on our analysis of investment costs, revenue data, SBA loan performance, and growth trends. Our rating is based solely on publicly available FDD and government data; we recommend speaking with current franchisees before making any investment decision. This is not investment advice.
Data sourced from public FDD filings and SBA 7(a) FOIA records. Not financial advice.
For franchisors
Are you the franchisor?
If you represent ALL COUNTY®, you can request corrections or provide updated information.
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Data extracted from public FDD filings and SBA 7(a) loan disclosures (FOIA). This information is provided for research purposes only and does not constitute financial, legal, or investment advice. Verify all figures with the franchisor's current Franchise Disclosure Document before making any investment decision.