Back to CST Investment Portal
7. CST and Land
Development & Stewardship
Next
How the CST Redevelops Properties in our Neighborhood
The Guild partners with residents, community-based organizations, small business owners, and other key stakeholders to identify the right properties for community ownership.
Next
How the CST Stewards Land
Watch this video where Dani describes The Guild's approach to land and development.
Next
How the CST Redevelops Properties in our Neighborhood
Once we have the capital to acquire the property, The Guild begins a process of co-design with the community.
Next
Phases of Real Estate Development
The Guild acquires properties to add to the CST and oversees development. Learn about the different phases of real estate development by clicking on the diagram below.
Permanent Removal from Speculative Market
Financing Phase
Operations Phase
Design & Construction Phase
Entitlement & Permitting Phase
Pre-Development Phase
Next
The MURPH
CST Properties
You may recall this image from Chapter 5, Investing in the CST!
The CST is a way for you to own buildings in your neighborhood together with your neighbors. The next few pages introduce the existing properties in the CST.
Next
918 Dill Avenue
Learn about the different aspects of our flagship property by clicking on each image below. After you've viewed all three, a button will apear for you to click to continue on.
History
Building Plan
Planned Amenities
Next
I have visited all 3 and I am ready to continue
918 Dill Avenue
History
Click the photo to read about the history of 918 Dill Avenue.
Back
918 Dill Avenue
Building Plan
Back
918 Dill Avenue
Planned Amenities
3 commercial kitchens
Event space
Office spaces
Neighborhood-focused grocery store
Back
890 Dill Avenue
In December 2023, The Guild acquired 890 Dill Ave. through an investment from our Groundcover capital fund. This was an important milestone in our “block strategy” approach: It gave the Community Stewardship Trust two commercial and mixed-use buildings, plus the open parcels at the critical intersection of Dill Ave. and Sylvan Rd. We are currently in the process of incorporating feedback from co-design sessions and key community stakeholders into our plans for the space.
Next
The MURPH
The MURPH is 9,700-square-foot building in Atlanta’s historic West End community. Like many communities with Black cultural roots and institutions, the West End is rapidly gentrifying and losing communally held spaces. The MURPH will build on the community’s abundant legacy and offer affordable, accessible, and well-equipped meeting space. The space includes 10 individual offices, a conference room, a classroom, a large common area, and a 3,400-square-foot warehouse. Renovation plans include a laundry room and a full kitchen.
Photo courtesy of The MURPH
Next
Next
Next
Chapter Seven Check
Did you review all pages and complete all interactive elements in Chapter Seven?
Yes!
We will continue exploring features of the CST in future chapters. For more on "How does the CST steward land?" see the CST FAQ
Chapter Seven Completed
Go to Chapter 8
Back to CST Investment Portal
Orientation to the Community Stewardship Trust
Index - Course Chapters
Technology Intro
6. Overview of the CST Investment Portal
1. Objectives
7. CST and Land Development
2. Why Now? The Present Context
3. Introducing Solidarity Economy
8. CST and Governance
4. What is the Community Stewardship Trust (CST)?
9. Challenges & Opportunities
10. Next Moves to Get Involved
5. Investing in the CST
Back to CST Investment Portal
(Re)Start Chapter 7
Course Guide
CST FAQ
© 2025 by David Ferris and The Guild CC BY-NC-SA 4.0
918 Dill Ave
Key Features
- 3 commercial kitchens
- Event space and office spaces
- Adaptive re-use of an existing structure
Design & Construction
Phase
Finalizing the design and executing the actual construction.
- Detailed Design
- Contractor Bidding
- Construction
918 Dill Ave
Key Features
- Neighborhood-focused grocery store 🍉🥬
- Half a mile from Oakland MARTA Station 🚉
Pre-Development
Phase
The initial research, planning, and feasibility assessment. The Guild works with community members to decide what uses are most needed and appropriate.
- Site Selection
- Market Analysis
- Due Diligence
- Concept Design
- Feasibility Study
- Detailed Design
Financing
Phase
Securing the necessary capital, loans, and long-term financial structure.
- Pre-development financing
- Construction Financing
- Permanent Financing
- Refinancing
Prior to development
918 Dill Avenue History
In 2020, after narrowing down properties that fit our mission, we met with Capitol View residents who were trying to “buy back the block.” Their efforts were encouraging because working with communities that are already organized ensures that The Guild isn’t helicoptering in solutions. Since then, we’ve partnered with residents, community-based organizations, small business owners, and other key stakeholders to build out our model for community-ownership.
Built in 1930, 918 Dill Ave. has housed restaurants, corner stores and houses of worship. Despite various attempts over the years to give the space new life, it has been largely abandoned for the past several years.
Disposition
Phase (Optional)
This phase considers the long-term ownership and potential disposition of the property.
- The CST intends to remove properties permanently from the speculative market. This means it is very unlikely any of the properties would be sold.
- Any decision to sell is shared with the CST members/shareholders, Board of Directors, and Stewardship Board.
918 Dill Ave
Key Features
- 24,000 square-foot mixed-use development
- 18 permanently affordable apartments
- 14 x 1-bed, 1-bath
- 4 x 2-bed, 2-bath
Operations
Phase
Preparing the property for occupancy, securing tenants, and ongoing operations.
- Pre-Leasing
- Interior Finishes
- Marketing/Leasing
- Property Management
- Stabilization
Entitlement & Permitting
Phase
The regulatory approvals, permitting, and inspections required.
- Entitlements
- Permitting
- Inspections
These are numbers that show how well a building with apartments and stores is doing financially.
OPERATING PARAMETERS
NOI stands for "Net Operating Income." This is how much money the building makes in a year after paying for things like maintenance and utilities, but before paying for big expenses like loans. NOI “Stabilized” refers to the amount of money property owners expect to make in a normal year after the building is up and running.
- NOI (stabilized, year 5): ~$337,000
This means that 95% of the spaces in the building (like apartments or store areas) are being used or rented out. A high occupancy rate is a good thing because it means the building is popular and making money from most of its space.
- Occupancy Rate (stabilized): 95%
- Accrued Cash Flow (year 5): ~$125,000
Accrued Cash Flow is the money left over after paying for everything, including loans, that builds up over the first five years. This is the actual profit we can expect to have accumulated by that time.
Ch 7 - CST Orientation
CST Education Series
Created on September 23, 2024
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Transcript
Back to CST Investment Portal
7. CST and Land
Development & Stewardship
Next
How the CST Redevelops Properties in our Neighborhood
The Guild partners with residents, community-based organizations, small business owners, and other key stakeholders to identify the right properties for community ownership.
Next
How the CST Stewards Land
Watch this video where Dani describes The Guild's approach to land and development.
Next
How the CST Redevelops Properties in our Neighborhood
Once we have the capital to acquire the property, The Guild begins a process of co-design with the community.
Next
Phases of Real Estate Development
The Guild acquires properties to add to the CST and oversees development. Learn about the different phases of real estate development by clicking on the diagram below.
Permanent Removal from Speculative Market
Financing Phase
Operations Phase
Design & Construction Phase
Entitlement & Permitting Phase
Pre-Development Phase
Next
The MURPH
CST Properties
You may recall this image from Chapter 5, Investing in the CST!
The CST is a way for you to own buildings in your neighborhood together with your neighbors. The next few pages introduce the existing properties in the CST.
Next
918 Dill Avenue
Learn about the different aspects of our flagship property by clicking on each image below. After you've viewed all three, a button will apear for you to click to continue on.
History
Building Plan
Planned Amenities
Next
I have visited all 3 and I am ready to continue
918 Dill Avenue
History
Click the photo to read about the history of 918 Dill Avenue.
Back
918 Dill Avenue
Building Plan
Back
918 Dill Avenue
Planned Amenities
3 commercial kitchens
Event space
Office spaces
Neighborhood-focused grocery store
Back
890 Dill Avenue
In December 2023, The Guild acquired 890 Dill Ave. through an investment from our Groundcover capital fund. This was an important milestone in our “block strategy” approach: It gave the Community Stewardship Trust two commercial and mixed-use buildings, plus the open parcels at the critical intersection of Dill Ave. and Sylvan Rd. We are currently in the process of incorporating feedback from co-design sessions and key community stakeholders into our plans for the space.
Next
The MURPH
The MURPH is 9,700-square-foot building in Atlanta’s historic West End community. Like many communities with Black cultural roots and institutions, the West End is rapidly gentrifying and losing communally held spaces. The MURPH will build on the community’s abundant legacy and offer affordable, accessible, and well-equipped meeting space. The space includes 10 individual offices, a conference room, a classroom, a large common area, and a 3,400-square-foot warehouse. Renovation plans include a laundry room and a full kitchen.
Photo courtesy of The MURPH
Next
Next
Next
Chapter Seven Check
Did you review all pages and complete all interactive elements in Chapter Seven?
Yes!
We will continue exploring features of the CST in future chapters. For more on "How does the CST steward land?" see the CST FAQ
Chapter Seven Completed
Go to Chapter 8
Back to CST Investment Portal
Orientation to the Community Stewardship Trust
Index - Course Chapters
Technology Intro
6. Overview of the CST Investment Portal
1. Objectives
7. CST and Land Development
2. Why Now? The Present Context
3. Introducing Solidarity Economy
8. CST and Governance
4. What is the Community Stewardship Trust (CST)?
9. Challenges & Opportunities
10. Next Moves to Get Involved
5. Investing in the CST
Back to CST Investment Portal
(Re)Start Chapter 7
Course Guide
CST FAQ
© 2025 by David Ferris and The Guild CC BY-NC-SA 4.0
918 Dill Ave
Key Features
Design & Construction
Phase
Finalizing the design and executing the actual construction.
918 Dill Ave
Key Features
Pre-Development
Phase
The initial research, planning, and feasibility assessment. The Guild works with community members to decide what uses are most needed and appropriate.
Financing
Phase
Securing the necessary capital, loans, and long-term financial structure.
Prior to development
918 Dill Avenue History
In 2020, after narrowing down properties that fit our mission, we met with Capitol View residents who were trying to “buy back the block.” Their efforts were encouraging because working with communities that are already organized ensures that The Guild isn’t helicoptering in solutions. Since then, we’ve partnered with residents, community-based organizations, small business owners, and other key stakeholders to build out our model for community-ownership.
Built in 1930, 918 Dill Ave. has housed restaurants, corner stores and houses of worship. Despite various attempts over the years to give the space new life, it has been largely abandoned for the past several years.
Disposition
Phase (Optional)
This phase considers the long-term ownership and potential disposition of the property.
918 Dill Ave
Key Features
Operations
Phase
Preparing the property for occupancy, securing tenants, and ongoing operations.
Entitlement & Permitting
Phase
The regulatory approvals, permitting, and inspections required.
These are numbers that show how well a building with apartments and stores is doing financially.
OPERATING PARAMETERS
NOI stands for "Net Operating Income." This is how much money the building makes in a year after paying for things like maintenance and utilities, but before paying for big expenses like loans. NOI “Stabilized” refers to the amount of money property owners expect to make in a normal year after the building is up and running.
This means that 95% of the spaces in the building (like apartments or store areas) are being used or rented out. A high occupancy rate is a good thing because it means the building is popular and making money from most of its space.
Accrued Cash Flow is the money left over after paying for everything, including loans, that builds up over the first five years. This is the actual profit we can expect to have accumulated by that time.