Mp Coney Island Franchise Cost, Revenue & Review 2026
- Investment
- $179K – $375K
- Disclosed sales
- $1.7M
- gross sales, not profit
- SBA charge-off
- Not SBA-matched
Data from FDD filing
Analysis by FranchiseVerdict Research · Methodology
MP Coney Island is a quick-service franchise serving coney dogs and fast-casual American fare. Franchisees run the restaurants, managing food prep, staffing, and counter service.
FranchiseVerdict summary · 2026
A MP CONEY ISLAND franchise requires a total initial investment of $179K – $375K, including a $35K franchise fee and an ongoing 5.0% royalty[2]. Per the 2025 FDD, average unit revenue was $1.7M[2]. FranchiseVerdict grade: C (Average), an editorial assessment, not investment advice. Run a live ROI scan →
Sources, dates and evidence
FDD issued: · Data extracted: · Last cited check: · Staleness risk: medium - issued 12 to 24 months ago; a newer filing is likely on file
Evidence: strong✓ Investment (Item 7)✓ Item 19 status✓ Units and owners (Item 20)✗ SBA loan coverage✓ Litigation (Item 3)✓ Financial statements (Item 21)✓ Franchisor identityhow this is scored5 of 6 headline figures on this page cite a page of the filing; the rest are marked “Not cited” beside the figure.
Overview
- Investment
- $179K – $375K
- 17th pct Service Resta…
- Avg gross sales
- $1.7M
- Company-owned only1 outlet
- Royalty
- 5.0%
- 12th pct Service Resta…
- Units
- 1
- 3rd pct Service Resta…
- SBA charge-off
- N/A
Quick verdict · Quick-Service Restaurants · color = vs category peers
Green = favorable by >10% vs Quick-Service Restaurants median · 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 $179K – $375K including a $35K franchise fee, 5.0% ongoing royalty.
- RETURNSAverage unit revenue of $1.7M/year (company-owned outlets only - not franchisee performance).
- RISKVerdict C (Average), verdict score 43/100 (higher is better).
- GROWTHNegative, pipeline stalled: 2 agreements signed but not yet open against 1 open outlets (Item 20).
- FLAGRevenue data based on only 1 outlet. Treat as directional, not definitive. Ask franchisees directly for current unit economics.
Item 1 · who you're contracting with
The Franchisor
Corporate structure & franchisor financials
- Legal entity
- MP Coney Island Franchising, LLC
- CEO title
- President
- William Mitsos
- Incorporated in
- PA
- HQ
- 2712 Wilmington Road, New Castle, PA 16105
- Auditor
- HD Davis CPAs, LLC
- Audited financials
- Franchisor revenue
- $37K
- vs $35K prior year
Affiliated brands
- MP Coney Island Wholesale
- Mitsos Restaurants
Other brands the franchisor or its parent operates (Item 1).
Overview
About
- CEO
- William Mitsos
- Headquarters
- PA
- Founded
- 2021
- FDD year
- 2025
- States available
- 1
Can you afford it, and what does the money buy?
Entry cost runs 43% below the typical quick-service restaurants franchise.
Source: FDD 2025 · Items 5–7
Full Item 7 breakdown16 line items
Initial investment breakdown
| Line item | Low | High | |
|---|---|---|---|
| Initial Franchise Feenot refundable | $35K | $35K | |
| Travel, Lodging and Meals for Initial Training (per person)not refundable | $1K | $2K | |
| Prepaid Rent and Security Depositnot refundable | $5K | $20K | |
| Leasehold Improvementsnot refundable | $35K | $150K | |
| Fixtures and Signagenot refundable | $15K | $25K | |
| Furniturenot refundable | $8K | $18K | |
| Equipmentnot refundable | $35K | $50K | |
| POS and Back Office Computer Systemnot refundable | $6K | $8K | |
| Grand Opening Advertisingnot refundable | $4K | $5K | |
| Initial Inventorynot refundable | $5K | $8K | |
| Utility Depositsnot refundable | $900 | $3K | |
| Professional Fees (lawyer, accountant, etc.)not refundable | $2K | $5K | |
| Supplies (office supplies, stationery, business cards, etc.)not refundable | $2K | $4K | |
| Business Licenses, Permits, etc.not refundable | $1K | $4K | |
| Insurancenot refundable | $4K | $9K | |
| Additional Fundsnot refundable | $20K | $30K | |
| Total initial investment | $179K | $375K |
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
- $179K – $375K
- Top 40% of category vs category
- Liquid capital req'd
- $20K – $30K
- Top 40% of category vs category
- Franchise fee
- $35K – $35K
- Middle of category vs category
- Royalty
- 5.0%
- typical 6–8%
- Ad fund
- 0.0%
- typical 3–5%
- Total fee load
- 8.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 5.0% of gross sales |
| Marketing / ad fund | 0.0% |
| Training fee | $500 |
| Transfer fee | $25 |
| Renewal fee | $0 |
| Inventory (initial) | $5K – $8K |
| Total fee load | 8.0% of rev |
What do units actually make?
Average unit sales run 74% above the quick-service restaurants norm.
Company-owned outlets only - not franchisee performance
Based on a single outlet - not a system average
Source: FDD 2025 · Item 19
Single-unit · not modelled
Returns at a glance
An FDD discloses gross sales, not profit, and the operating costs that turn one into the other are in no filing. We publish no modelled return for MP CONEY ISLAND until someone supplies them — yours, in the models below.
—
Not modelled yet
An FDD discloses gross sales, not profit. We hold no sourced figure for COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
Total invested capital · disclosed
$302K
Item 7 initial investment plus working capital, as filed — the one figure here that needs no assumption.
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, read against the 30–60% reference band · Yale SOM, Post-MBA Path Exhibit 2 (2023). Below that band a passive index fund likely outperforms; above it the franchisor has pricing power you're subsidizing.
Note: Item 19 revenue is what the franchisor discloses, and it is the top line only — gross sales are not profit. No FDD discloses the operating costs that turn one into the other, so those fields start empty and nothing is modelled until you supply them from your own lease quote, labor market and build-out budget.
Returns model · single-unit ROIC
What would one MP CONEY ISLAND unit return on the cash you put in?
Illustrative category typicals — not sourced to any filing, survey or sample. Replace them with figures from franchisee validation calls before you rely on the output.
Unlevered ROIC · per unit
Your modelled return on total invested capital, before any debt financing.
—
An FDD discloses gross sales, not profit. We hold no sourced figure for COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
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%.
Not modelled yet
An FDD discloses gross sales, not profit. We hold no sourced figure for COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
A 25-unit return is built on a per-unit EBITDA. Fill in the operating costs in Model A above and this model runs on that figure, or take the whole scenario to the full ROI workbench, where the portfolio and LBO models accept your own per-unit economics directly.
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
Company-owned outlets only - not franchisee performance
Based on a single outlet - not a system average
- Avg gross sales
- $1.7M
- Per unit, per year
Gross sales are revenue before expenses — not profit. Actual owner earnings depend on rent, labor, royalties, marketing fees, and debt service.
- Item 19 type
- affiliate outlet financials
- Sample size
- 1 outlet
- vs category median 19 · small
- Reporting year
- 2024
- Fiscal year the figures cover
- Source filing
- FDD 2025
- Disclosed in the 2025 filing, covering 2024
- Transparency
- 8 / 10
- vs category median 4 / 10 · above
Compared against 781 Quick-Service Restaurants brands
Revenue is 6.1x 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 $1.7M/year in gross sales. Revenue-to-investment ratio: 6.1x. Company-owned outlets only - not franchisee performance.
Fee burden
Total ongoing fee load of 8.0% (near the Quick-Service Restaurants median).
Disclosure
Transparency score 8/10 — this franchisor discloses detailed breakdowns (quartiles, segments, or cohort data). Buyers can model unit economics with higher confidence. Sample size of 1 outlet — treat as directional only.
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 Quick-Service Restaurants medians
How Mp Coney Island Compares
Category median of published Quick-Service Restaurants brands that report the figure; the middle half spans the 25th to 75th percentile and n counts the brands behind it. Medians are used because a few very large systems pull an average far from the typical brand. Revenue is disclosed gross sales, not profit.
Is the system healthy?
Source: FDD 2025 · Item 20
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 1
- Opened
- 0
- Last reporting year
- Closed
- 0
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 0
- Term expired, not renewed (per Item 20)
- Turnover rate
- N/A
- Company-owned
- 1
- Corporate units in the system
- % franchised
- 0%
- vs corporate-owned
Last fiscal year · Item 20 exits and transfers
- Terminated
- 0
- Not renewed
- 0
- Transferred
- 0
- Reacquired
- 0
- Franchisor bought back
- Signed, not yet open
- 2
- 2.00 per open outlet · Item 20 Table 5
- Projected new
- 2
- Franchisor's next-year forecast
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 12 · 1 state reported
The Territory Map
FDD Item 12 reports the state count, but the specific list isn't in our current data. The map will appear once we re-extract from the FDD or enough franchisee contacts are available.
1
states with franchisees (per FDD Item 12)
Where the owners are · Item 20 owner list
3 current owners across 1 state.
- PA 3
Counts only, from the list the franchisor prints in Item 20. Names and phone numbers are for your own due diligence and are not shown here.
SBA loan performance
Government records
SBA Loan Data
Aggregated from SBA 7(a) and 504 loan disclosures, public data unique to FranchiseVerdict.
No SBA loan data available for this brand.
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
Extremely limited franchise system (1 unit) with undisclosed franchisor going concern issues creates severe validation and scalability risk; insufficient operating history to support investment claims.
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · HD Davis CPAs, LLC
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
Figures from audited financial statements of MP Coney Island Franchising, LLC (the franchisor) for fiscal year ended December 31, 2023 (most recent), with FY2022 as prior year. Stated in whole US dollars; no scaling. Total revenue of $35,000 is entirely Franchise revenue. Balance sheet reconciles: total assets $26,164 = total liabilities $55,423 + members' deficit ($29,259). Net income $13,929 for 2023 (vs net loss $58,188 in 2022). Audited by HD Davis CPAs, LLC.
Supplier relationship · Items 8 & 16
- Franchisor sells you products: Yes
- Kickbacks from required suppliers: No
- Must buy proprietary products: Yes
- Restricted to system-approved products: Yes
Score breakdown · what drove the 43 / 100 verdict
- 01MINOROnly 1 unit in system with 'Unknown growth' — severely limits validation data and suggests minimal or failed expansion
- 02MINORHigh investment range ($178.9K-$375K) with only single-unit proof of concept — significant capital risk
- 03MINOR5% royalty on $1.7M average revenue = $85K annual cost — must verify this applies to all locations consistently
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 territory |
| Protected territory | Yes |
| Exclusive territoryℹ | No |
| Territory population | 50,000 |
| Online sales rightsℹ | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Required |
| Non-compete (years)ℹ | 2 years |
| Non-compete (miles)ℹ | 25 mi |
| Right of first refusalℹ | Yes |
| Transfer requires consent | Yes |
| Termination notice | 30 days |
| Curable defaultsℹ | 2 |
| Mandatory arbitration | Yes |
| Arbitration location | Pennsylvania (county/city of franchisor home office) |
| Jury trial waiver | No |
| Governing law | PA |
| Litigation count | 0 |
Items 10, 11
Training & Operations
- Classroom training
- 12 hrs
- On-the-job training
- 40 hrs
- Training location
- New Castle, PA and franchisee site
- Ongoing training
- Required
- Time to open
- 12 mo
- From signing to launch
- Site selection
- franchisee with franchisor approval
- Franchisor financing
- Not offered
- Item 10
- POS system
- Pittsburgh POS
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: Pittsburgh POS
Item 20 · call current owners
Franchisee Contacts
3 owners to call
Name · phone · city · state. Extracted from FDD Item 20
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a MP CONEY ISLAND franchise?
The total investment to open a MP CONEY ISLAND franchise ranges from $179K – $375K, with an initial franchise fee of $35K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD).
What do MP CONEY ISLAND franchise owners earn?
According to Item 19 of the MP CONEY ISLAND FDD, the average gross sales per unit is $1.7M. Important context: Company-owned outlets only - not franchisee performance; Based on a single outlet - not a system average. Note: this is gross revenue, not profit. Actual owner earnings vary based on location, operating costs, and management.
Who owns MP CONEY ISLAND?
MP CONEY ISLAND is franchised by MP Coney Island Franchising, LLC. Source: FDD Item 1, 2025 filing.
What is Item 19 in the MP CONEY ISLAND 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 MP CONEY ISLAND FDD and qualifies whose outlets they describe.
What is MP CONEY ISLAND's franchise failure rate?
SBA 7(a) loan charge-off data is not available for MP CONEY ISLAND (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 MP CONEY ISLAND franchise locations are there?
As of their most recent FDD filing, MP CONEY ISLAND has 1 total units in the United States.
Is MP CONEY ISLAND a good franchise to buy?
FranchiseVerdict rates MP CONEY ISLAND as a C-grade franchise with a verdict score of 43 out of 100 (higher is better). The grade is a deterministic score built from six weighted dimensions — financial health, unit economics, unit growth, scale, legal, and transparency — then calibrated against SBA loan charge-off rates and FDD age. Transparency is one of the six, so a filing that discloses less scores lower on that dimension than one that discloses more. 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 MP CONEY ISLAND, 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.