NPORT-EX 2 NPORT_4X26_61503405_0323.htm RQI N-PORT

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

CONSOLIDATED SCHEDULE OF INVESTMENTS

March 31, 2023 (Unaudited)

 

                                                              
                          Shares      Value  

COMMON STOCK

     109.7     

COMMUNICATIONS—TOWERS

     13.3     

American Tower Corp.(a),(b)

       741,056      $ 151,427,383  

Crown Castle, Inc.(a),(b)

       515,989        69,059,968  
       

 

 

 
          220,487,351  
       

 

 

 

REAL ESTATE

     96.4     

DATA CENTERS

     11.9     

Digital Realty Trust, Inc.(a),(b)

       1,153,666        113,416,904  

Equinix, Inc.(a),(b)

       118,425        85,389,162  
       

 

 

 
          198,806,066  
       

 

 

 

HEALTH CARE

     11.5     

Healthcare Realty Trust, Inc., Class A(a),(b)

       2,944,762        56,922,250  

Welltower, Inc.(a)

       1,872,025        134,205,472  
       

 

 

 
          191,127,722  
       

 

 

 

HOTEL

     1.9     

Host Hotels & Resorts, Inc.(a),(b)

       1,938,798        31,970,779  
       

 

 

 

INDUSTRIALS

     16.4     

Americold Realty Trust, Inc.(a),(b)

       1,664,605        47,358,012  

BG LLH, LLC (Lineage Logistics)(c)

       142,519        14,575,418  

Prologis, Inc.(a)

       1,683,799        210,087,601  
       

 

 

 
          272,021,031  
       

 

 

 

NET LEASE

     11.6     

NETSTREIT Corp.

       713,226        13,037,771  

Realty Income Corp.(a),(b)

         1,893,123        119,872,548  

Spirit Realty Capital, Inc.(a),(b)

       859,157        34,228,815  

VICI Properties, Inc.(a),(b)

       788,383        25,717,054  
       

 

 

 
          192,856,188  
       

 

 

 

OFFICE

     1.5     

Cousins Properties, Inc.

       583,699        12,479,485  

Highwoods Properties, Inc.

       510,337        11,834,715  
       

 

 

 
          24,314,200  
       

 

 

 

RESIDENTIAL

     22.9     

APARTMENT

     11.6     

Apartment Income REIT Corp.(a),(b)

       508,083        18,194,452  

Camden Property Trust(a)

       354,614        37,177,732  

Mid-America Apartment Communities, Inc.(a),(b)

       523,425        79,058,112  

UDR, Inc.(a),(b)

       1,428,942        58,672,358  
       

 

 

 
             193,102,654  
       

 

 

 

 

1

 

 


                                                              
                          Shares      Value  

MANUFACTURED HOME

     2.8     

Sun Communities, Inc.(a),(b)

       329,580      $ 46,431,230  
       

 

 

 

SINGLE FAMILY

         8.5     

American Homes 4 Rent, Class A(a),(b)

       723,063        22,740,332  

Invitation Homes, Inc.(a),(b)

       3,772,523        117,815,893  
       

 

 

 
          140,556,225  
       

 

 

 

TOTAL RESIDENTIAL

 

        380,090,109  
       

 

 

 

SELF STORAGE

     8.9     

Extra Space Storage, Inc.(a)

       433,747        70,670,399  

Public Storage(a),(b),(d)

       258,787        78,189,904  
       

 

 

 
          148,860,303  
       

 

 

 

SHOPPING CENTERS

     8.4     

COMMUNITY CENTER

     2.3     

Kimco Realty Corp.(a)

       1,960,612        38,290,752  
       

 

 

 

REGIONAL MALL

     6.1     

Simon Property Group, Inc.(a),(b)

       909,508        101,837,611  
       

 

 

 

TOTAL SHOPPING CENTERS

 

     140,128,363  
       

 

 

 

SPECIALTY

     0.8     

Lamar Advertising Co., Class A(a)

       141,400        14,124,446  
       

 

 

 

TIMBER

     0.6     

Weyerhaeuser Co.(a),(b)

       307,815        9,274,466  
       

 

 

 

TOTAL REAL ESTATE

 

     1,603,573,673  
       

 

 

 

TOTAL COMMON STOCK
(Identified cost—$1,477,593,148)

          1,824,061,024  
       

 

 

 

PREFERRED SECURITIES—$25 PAR VALUE

     11.8     

BANKS

     1.5     

Bank of America Corp., 6.00%, Series GG(e)

       224,608        5,527,603  

Bank of America Corp., 5.375%, Series KK(e)

       100,000        2,297,000  

JPMorgan Chase & Co., 5.75%, Series DD(e)

       75,000        1,868,250  

JPMorgan Chase & Co., 4.75%, Series GG(e)

            172,000        3,716,920  

JPMorgan Chase & Co., 4.625%, Series LL(e)

       124,812        2,636,029  

KeyCorp., 6.20% to 12/15/27(e),(f)

       40,800        911,064  

Truist Financial Corp., 4.75%, Series R(e)

       80,200        1,699,438  

Wells Fargo & Co., 4.70%, Series AA(a),(e)

       88,000        1,662,320  

 

2

 

 


                                                              
                          Shares      Value  

Wells Fargo & Co., 4.25%, Series DD(a),(e)

       69,325      $ 1,192,390  

Wells Fargo & Co., 4.75%, Series Z(a),(e)

       208,044        3,996,525  
       

 

 

 
          25,507,539  
       

 

 

 

ELECTRIC

         0.6     

CMS Energy Corp., 5.625%, due 3/15/78

       32,705        793,096  

CMS Energy Corp., 5.875%, due 3/1/79

       166,310        4,039,670  

DTE Energy Co., 5.25%, due 12/1/77, Series E

       134,351        3,094,104  

Southern Co./The, 4.95%, due 1/30/80, Series 2020

       100,000        2,260,000  
       

 

 

 
               10,186,870  
       

 

 

 

FINANCIAL

     0.1     

KKR Group Finance Co. IX LLC, 4.625%, due 4/1/61

       50,000        925,000  
       

 

 

 

INTEGRATED TELECOMMUNICATIONS SERVICES

     0.8     

AT&T, Inc., 5.625%, due 8/1/67(a)

       145,567        3,626,074  

AT&T, Inc., 5.00%, Series A(e)

       124,144        2,813,103  

AT&T, Inc., 4.75%, Series C(a),(e)

       210,000        4,466,700  

United States Cellular Corp., 5.50%, due 6/1/70

       168,545        2,877,063  
       

 

 

 
          13,782,940  
       

 

 

 

PIPELINES

     0.2     

Energy Transfer LP, 7.60% to 5/15/24, Series E(e),(f)

       147,000        3,554,460  
       

 

 

 

REAL ESTATE

     8.5     

DATA CENTERS

     1.4     

Digital Realty Trust, Inc., 5.85%, Series K(e)

       161,925        3,758,279  

Digital Realty Trust, Inc., 5.20%, Series L(e)

       110,691        2,379,856  

DigitalBridge Group, Inc., 7.15%, Series I(e)

            404,770        7,763,489  

DigitalBridge Group, Inc., 7.125%, Series J(e)

       404,788        7,601,919  

KKR Real Estate Finance Trust, Inc., 6.50%, Series A(e)

       60,248        962,161  
       

 

 

 
          22,465,704  
       

 

 

 

DIVERSIFIED

     1.4     

Armada Hoffler Properties, Inc., 6.75%, Series A(a),(e)

       378,000        7,896,420  

EPR Properties, 9.00%, Series E (Convertible)(e)

       57,085        1,509,898  

EPR Properties, 5.75%, Series G(e)

       132,002        2,209,714  

LXP Industrial Trust, 6.50%, Series C ($50 Par Value)(a),(e)

       92,192        4,474,078  

Urstadt Biddle Properties, Inc., 6.25%, Series H(e)

       157,556        3,425,267  

Urstadt Biddle Properties, Inc., 5.875%, Series K(e)

       159,900        3,306,732  
       

 

 

 
          22,822,109  
       

 

 

 

 

3

 

 


                                                              
                          Shares      Value  

HOTEL

     1.3     

Pebblebrook Hotel Trust, 6.30%, Series F(e)

       140,000      $ 2,632,000  

Pebblebrook Hotel Trust, 6.375%, Series G(e)

       188,800        3,515,456  

Pebblebrook Hotel Trust, 5.70%, Series H(e)

       160,000        2,608,000  

RLJ Lodging Trust, 1.95%, Series A(e)

       153,045        3,835,308  

Summit Hotel Properties, Inc., 6.25%, Series E(a),(e)

       226,000        4,280,440  

Summit Hotel Properties, Inc., 5.875%, Series F(e)

            137,693        2,438,543  

Sunstone Hotel Investors, Inc., 6.125%, Series H(e)

       114,000        2,307,360  
       

 

 

 
               21,617,107  
       

 

 

 

INDUSTRIALS

         0.0     

Rexford Industrial Realty, Inc., 5.625%, Series C(e)

       30,000        652,797  
       

 

 

 

NET LEASE

     0.8     

Agree Realty Corp., 4.25%, Series A(e)

       150,455        2,648,008  

Spirit Realty Capital, Inc., 6.00%, Series A(a),(e)

       435,071        10,058,842  
       

 

 

 
          12,706,850  
       

 

 

 

OFFICE

     0.8     

Arbor Realty Trust, Inc., 6.375%, Series D(e)

       51,200        893,440  

Brookfield Property Partners LP, 5.75%, Series A(e)

       154,000        1,917,300  

Brookfield Property Partners LP, 6.375%, Series A2(e)

       126,056        1,900,924  

Brookfield Property Preferred LP, 6.25%, due 7/26/81

       150,000        2,430,000  

City Office REIT, Inc., 6.625%, Series A(e)

       61,000        1,077,870  

Hudson Pacific Properties, Inc., 4.75%, Series C(e)

       301,200        3,012,000  

Vornado Realty Trust, 5.25%, Series N(a),(e)

       158,108        2,055,404  
       

 

 

 
          13,286,938  
       

 

 

 

RESIDENTIAL

     0.9     

APARTMENT

     0.2     

Centerspace, 6.625%, Series C(e)

       98,959        2,414,600  
       

 

 

 

MANUFACTURED HOME

     0.2     

Green Brick Partners, Inc., 5.75%, Series A(e)

       72,172        1,327,965  

UMH Properties, Inc., 6.375%, Series D(e)

       115,000        2,516,200  
       

 

 

 
          3,844,165  
       

 

 

 

SINGLE FAMILY

     0.5     

American Homes 4 Rent, 5.875%, Series G(e)

       103,420        2,431,404  

American Homes 4 Rent, 6.25%, Series H(a),(e)

       228,349        5,546,597  
       

 

 

 
          7,978,001  
       

 

 

 

TOTAL RESIDENTIAL

          14,236,766  
       

 

 

 

SELF STORAGE

     1.1     

National Storage Affiliates Trust, 6.00%, Series A(e)

       192,080        4,419,760  

Public Storage, 4.875%, Series I(e)

       24,856        541,861  

 

4

 

 


                                                              
                          Shares      Value  

Public Storage, 4.75%, Series K(e)

       18,000      $ 391,680  

Public Storage, 4.625%, Series L(e)

       450,000        9,405,000  

Public Storage, 4.00%, Series P(e)

       230,138        4,250,649  
       

 

 

 
          19,008,950  
       

 

 

 

SHOPPING CENTERS—COMMUNITY CENTER

         0.8     

Kimco Realty Corp., 5.25%, Class M(e)

            181,358        3,681,567  

Kimco Realty Corp., 5.125%, Series L(e)

       24,619        483,271  

Saul Centers, Inc., 6.125%, Series D(e)

       101,300        2,176,937  

Saul Centers, Inc., 6.00%, Series E(e)

       111,000        2,458,650  

SITE Centers Corp., 6.375%, Class A(a),(e)

       200,000        4,688,000  
       

 

 

 
          13,488,425  
       

 

 

 

TOTAL REAL ESTATE

 

        140,285,646  
       

 

 

 

UTILITIES—ELECTRIC

     0.1     

Sempra Energy, 5.75%, due 7/1/79

       89,854        2,222,988  
       

 

 

 

TOTAL PREFERRED SECURITIES—$25 PAR VALUE
(Identified cost—$229,744,747)

          196,465,443  
       

 

 

 
           Principal
Amount
        

PREFERRED SECURITIES—CAPITAL SECURITIES

     14.1     

BANKS

     4.2     

Bank of America Corp., 6.10% to 3/17/25, Series AA(a),(b),(e),(f)

     $ 4,000,000        3,931,320  

Bank of America Corp., 6.125% to 4/27/27, Series TT(a),(e),(f)

       4,640,000        4,576,200  

Bank of America Corp., 6.25% to 9/5/24, Series X(a),(b),(e),(f)

       6,000,000        5,872,500  

Bank of America Corp., 6.30% to 3/10/26, Series DD(e),(f)

       2,000,000        2,007,500  

Bank of New York Mellon Corp./The, 3.75% to 12/20/26, Series I(a),(b),(e),(f)

 

    3,877,000        3,206,667  

Citigroup, Inc., 3.875% to 2/18/26(e),(f)

       2,500,000        2,117,500  

Citigroup, Inc., 4.00% to 12/10/25, Series W(a),(b),(e),(f)

       6,000,000        5,317,500  

Citigroup, Inc., 4.15% to 11/15/26, Series Y(e),(f)

       2,100,000        1,722,000  

Citigroup, Inc., 5.95% to 5/15/25, Series P(e),(f)

       2,000,000        1,866,391  

Citigroup, Inc., 6.25% to 8/15/26, Series T(e),(f)

       2,140,000        2,054,400  

Citigroup, Inc., 8.87% (3 Month US LIBOR + 4.068%), Series 0 (FRN)(e),(g)

 

    2,140,000        2,129,300  

Goldman Sachs Group, Inc./The, 4.125% to 11/10/26, Series V(e),(f)

 

    2,500,000        2,075,016  

JPMorgan Chase & Co., 6.10% to 10/1/24, Series X(e),(f)

       2,160,000        2,111,400  

JPMorgan Chase & Co., 6.125% to 4/30/24, Series U(e),(f)

       2,850,000        2,788,725  

JPMorgan Chase & Co., 6.75% to 2/1/24, Series S(e),(f)

       9,000,000        9,036,945  

 

5

 

 


                                                                       
                          Principal
Amount
     Value  

PNC Financial Services Group, Inc./The, 6.00% to 5/15/27, Series U(e),(f)

 

  $ 2,270,000      $ 2,095,344  

PNC Financial Services Group, Inc./The, 6.20% to 9/15/27, Series V(e),(f)

 

    5,000,000        4,716,750  

PNC Financial Services Group, Inc./The, 8.492% (3 Month US LIBOR + 3.678%), Series O (FRN)(e),(g)

 

    1,000,000        989,903  

Wells Fargo & Co., 3.90% to 3/15/26, Series BB(a),(b),(e),(f)

 

    10,000,000        8,833,350  

Wells Fargo & Co., 5.875% to 6/15/25, Series U(a),(b),(e),(f)

 

    2,000,000        1,970,000  
       

 

 

 
               69,418,711  
       

 

 

 

BANKS—FOREIGN

         3.5  

Banco Bilbao Vizcaya Argentaria SA, 6.50% to 3/5/25, Series 9 (Spain)(a),(b),(e),(f),(h)

 

    4,000,000        3,640,000  

Banco Santander SA, 7.50% to 2/8/24 (Spain)(e),(f),(h),(i)

 

    2,000,000        1,912,772  

Bank of Nova Scotia/The, 8.625% to 10/27/27, due 10/27/82 (Canada)(f)

 

    1,000,000        1,019,235  

Barclays PLC, 8.00% to 6/15/24 (United Kingdom)(a),(e),(f),(h)

 

    2,200,000        1,985,500  

Barclays PLC, 8.00% to 3/15/29 (United Kingdom)(a),(e),(f),(h)

 

    3,000,000        2,568,750  

BNP Paribas SA, 6.625% to 3/25/24, 144A (France)(a),(e),(f),(h),(j)

 

    4,650,000        4,389,925  

BNP Paribas SA, 7.75% to 8/16/29, 144A (France)(a),(e),(f),(h),(j)

 

    3,800,000        3,646,860  

Credit Agricole SA, 6.875% to 9/23/24, 144A (France)(e),(f),(h),(j)

 

    3,000,000        2,796,253  

Credit Agricole SA, 8.125% to 12/23/25, 144A (France)(e),(f),(h),(j)

 

    5,000,000        4,847,020  

Credit Suisse Group AG, 5.25% to 2/11/27, 144A (Switzerland)(e),(f),(h),(j),(k),(l)

 

    1,900,000        109,250  

Credit Suisse Group AG, 7.50% to 7/17/23, 144A (Switzerland)(e),(f),(h),(j),(k),(l)

 

    1,400,000        80,500  

Deutsche Bank AG, 7.50% to 4/30/25 (Germany)(e),(f),(h)

 

    3,200,000        2,611,424  

ING Groep N.V., 5.75% to 11/16/26 (Netherlands)(e),(f),(h)

 

    2,800,000        2,424,786  

ING Groep N.V., 6.50% to 4/16/25 (Netherlands)(a),(b),(e),(f),(h)

 

    4,200,000        3,788,523  

Lloyds Banking Group PLC, 7.50% to 6/27/24 (United Kingdom)(e),(f),(h)

 

    4,000,000        3,784,440  

Lloyds Banking Group PLC, 7.50% to 9/27/25 (United Kingdom)(e),(f),(h)

 

    4,100,000        3,814,312  

Natwest Group PLC, 6.00% to 12/29/25 (United Kingdom)(e),(f),(h)

 

    1,400,000        1,280,440  

Natwest Group PLC, 8.00% to 8/10/25 (United Kingdom)(e),(f),(h)

 

    3,400,000        3,364,300  

Societe Generale SA, 7.875% to 12/18/23, 144A (France)(e),(f),(h),(j)

 

    3,600,000        3,380,040  

Societe Generale SA, 8.00% to 9/29/25, 144A (France)(e),(f),(h),(j)

 

    1,800,000        1,684,125  

Societe Generale SA, 9.375% to 11/22/27, 144A (France)(e),(f),(h),(j)

 

    1,800,000        1,707,750  

 

6

 

 


                                                                       
                          Principal
Amount
     Value  

Toronto-Dominion Bank/The, 8.125% to 10/31/27, due 10/31/82 (Canada)(f)

 

  $ 1,000,000      $ 1,017,500  

UBS Group AG, 7.00% to 1/31/24, 144A (Switzerland)(e),(f),(h),(j)

 

    2,800,000        2,663,388  
       

 

 

 
          58,517,093  
       

 

 

 

ELECTRIC

         0.0     

Southern Co./The, 3.75% to 6/15/26, due 9/15/51, Series 21-A(f)

 

    700,000        588,938  
       

 

 

 

ELECTRIC—FOREIGN

     0.3     

Electricite de France SA, 6.00% to 1/29/26, Series EMTN (France)(e),(f),(i)

 

      2,500,000        2,761,573  

Emera, Inc., 6.75% to 6/15/26, due 6/15/76, Series 16-A (Canada)(f)

 

    3,000,000        2,806,603  
       

 

 

 
          5,568,176  
       

 

 

 

FINANCIAL

     0.8     

CREDIT CARD

     0.2     

American Express Co., 3.55% to 9/15/26(a),(e),(f)

 

    3,508,000        2,973,732  
       

 

 

 

INVESTMENT BANKER/BROKER

     0.6     

Charles Schwab Corp./The, 4.00% to 6/1/26, Series I(a),(e),(f)

 

    6,750,000        5,511,510  

Charles Schwab Corp./The, 5.375% to 6/1/25, Series G(e),(f)

 

    2,550,000        2,428,875  

Charles Schwab Corp./The, 4.00% to 12/1/30, Series H(e),(f)

 

    2,500,000        1,971,875  
       

 

 

 
          9,912,260  
       

 

 

 

TOTAL FINANCIAL

               12,885,992  
       

 

 

 

INDUSTRIALS

     0.1     

General Electric Co., 8.196% (3 Month US LIBOR + 3.33%), Series D (FRN)(e),(g)

 

    1,948,000        1,953,357  
       

 

 

 

INSURANCE

     1.4     

LIFE/HEALTH INSURANCE

     0.8     

Corebridge Financial, Inc., 6.875% to 9/15/27, due 12/15/52, 144A(f),(j)

 

    4,140,000        3,698,686  

MetLife Capital Trust IV, 7.875%, due 12/15/37, 144A (TruPS)(a),(j)

 

    2,000,000        2,094,606  

Prudential Financial, Inc., 5.625% to 6/15/23, due 6/15/43(f)

 

    2,956,000        2,914,232  

Prudential Financial, Inc., 6.00% to 6/1/32, due 9/1/52(f)

 

    1,700,000        1,594,260  

Voya Financial, Inc., 6.125% to 9/15/23, Series A(a),(e),(f)

 

    2,500,000        2,389,583  
       

 

 

 
          12,691,367  
       

 

 

 

 

7

 

 


                                                                       
                          Principal
Amount
     Value  

LIFE/HEALTH INSURANCE—FOREIGN

     0.1     

Dai-ichi Life Insurance Co., Ltd./The, 4.00% to 7/24/26, 144A (Japan)(e),(f),(j)

 

  $ 2,200,000      $ 2,039,843  
       

 

 

 

MULTI-LINE—FOREIGN

         0.2     

Argentum Netherlands BV for Zurich Insurance Co. Ltd., 5.125% to 6/1/28, due 6/1/48 (Switzerland)(f),(i)

 

    2,800,000        2,629,309  
       

 

 

 

PROPERTY CASUALTY

     0.1     

Markel Corp., 6.00% to 6/1/25(e),(f)

 

    2,650,000        2,545,444  
       

 

 

 

PROPERTY CASUALTY—FOREIGN

     0.2     

QBE Insurance Group Ltd., 6.75% to 12/2/24, due 12/2/44 (Australia)(f),(i)

 

    4,052,000        4,004,845  
       

 

 

 

TOTAL INSURANCE

          23,910,808  
       

 

 

 

INTEGRATED TELECOMMUNICATIONS SERVICES—FOREIGN

     0.8     

Vodafone Group PLC, 4.125% to 3/4/31, due 6/4/81 (United Kingdom)(a),(f)

 

    5,710,000        4,515,182  

Vodafone Group PLC, 6.25% to 7/3/24, due 10/3/78 (United Kingdom)(f),(i)

 

    5,500,000        5,354,525  

Vodafone Group PLC, 7.00% to 1/4/29, due 4/4/79 (United Kingdom)(a),(b),(f)

 

      3,354,000        3,340,903  
       

 

 

 
               13,210,610  
       

 

 

 

OIL & GAS—FOREIGN

     0.2     

BP Capital Markets PLC, 4.375% to 6/22/25 (United Kingdom)(a),(e),(f)

 

    2,750,000        2,626,013  
       

 

 

 

PIPELINES

     0.3     

Energy Transfer LP, 6.50% to 11/15/26, Series H(e),(f)

 

    1,480,000        1,306,100  

Energy Transfer LP, 7.125% to 5/15/30, Series G(e),(f)

 

    3,825,000        3,226,387  
       

 

 

 
          4,532,487  
       

 

 

 

PIPELINES—FOREIGN

     0.3     

Enbridge, Inc., 6.00% to 1/15/27, due 1/15/77, Series 16-A (Canada)(a),(b),(f)

 

    1,750,000        1,617,353  

Enbridge, Inc., 7.375% to 10/15/27, due 1/15/83 (Canada)(f)

 

    2,610,000        2,501,763  

Enbridge, Inc., 7.625% to 10/15/32, due 1/15/83 (Canada)(f)

 

    1,000,000        977,987  
       

 

 

 
          5,097,103  
       

 

 

 

REAL ESTATE

     1.8     

FINANCE

     0.1     

Boston Properties LP, 2.45%, due 10/1/33

 

    625,000        421,209  
       

 

 

 

Tanger Properties LP, 2.75%, due 9/1/31

 

    1,225,000        884,327  
       

 

 

 
          1,305,536  
       

 

 

 

 

8

 

 


                                                                       
                          Principal
Amount
     Value  

HEALTH CARE

     0.0     

Sabra Health Care LP, 3.20%, due 12/1/31

 

  $ 500,000      $ 367,274  
       

 

 

 

INDUSTRIALS

         0.1     

Agree LP, 4.80%, due 10/1/32(a),(b)

 

    1,250,000        1,205,729  
       

 

 

 

NET LEASE

     0.3     

Essential Properties LP, 2.95%, due 7/15/31

 

    1,473,000        1,083,324  

VICI Properties LP, 5.125%, due 5/15/32(a),(b)

 

    2,675,000        2,522,632  

VICI Properties LP, 5.625%, due 5/15/52

 

    1,765,000        1,591,350  
       

 

 

 
                 5,197,306  
       

 

 

 

OFFICE

     0.1     

Brandywine Operating Partnership LP, 7.55%, due 3/15/28

 

      1,500,000        1,346,613  

Vornado Realty LP, 2.15%, due 6/1/26(a)

 

    1,050,000        842,366  
       

 

 

 
          2,188,979  
       

 

 

 

RESIDENTIAL

     0.1     

AvalonBay Communities, Inc., 5.00%, due 2/15/33(a)

 

    1,825,000        1,853,217  
       

 

 

 

RETAIL—FOREIGN

     0.6     

Scentre Group Trust 2, 4.75% to 6/24/26, due 9/24/80, 144A (Australia)(a),(f),(j)

 

    4,300,000        3,876,561  

Scentre Group Trust 2, 5.125% to 6/24/30, due 9/24/80, 144A (Australia)(a),(f),(j)

 

    7,600,000        6,424,225  
       

 

 

 
          10,300,786  
       

 

 

 

SELF STORAGE

     0.2     

Life Storage LP, 4.00%, due 6/15/29

 

    2,700,000        2,483,214  
       

 

 

 

SHOPPING CENTERS—COMMUNITY CENTER

     0.3     

Kite Realty Group Trust, 4.75%, due 9/15/30(a)

 

    6,112,000        5,532,732  
       

 

 

 

TOTAL REAL ESTATE

          30,434,773  
       

 

 

 

UTILITIES

     0.4     

ELECTRIC

     0.3     

NextEra Energy Capital Holdings, Inc., 5.00%, due 7/15/32

 

    1,575,000        1,586,453  

Sempra Energy, 4.125% to 1/1/27, due 4/1/52(f)

 

    3,000,000        2,425,560  
       

 

 

 
          4,012,013  
       

 

 

 

ELECTRIC—FOREIGN

     0.1     

Algonquin Power & Utilities Corp., 4.75% to 1/18/27, due 1/18/82 (Canada)(a),(f)

 

    2,600,000        2,083,666  
       

 

 

 

TOTAL UTILITIES

 

     6,095,679  
       

 

 

 

TOTAL PREFERRED SECURITIES—CAPITAL SECURITIES
(Identified cost—$261,511,692)

 

       234,839,740  
       

 

 

 

 

9

 

 


                                                                       
                          Principal
Amount
     Value  

CORPORATE BONDS

     2.7     

COMMUNICATIONS—TOWERS

     0.2     

American Tower Corp., 5.65%, due 3/15/33

     $ 3,225,000      $ 3,321,619  
       

 

 

 

ELECTRIC

     0.2     

American Electric Power Co., Inc., 5.75%, due 11/1/27(a)

         1,015,000        1,056,061  

Southern California Edison Co., 5.85%, due 11/1/27

       2,150,000        2,267,009  
       

 

 

 
          3,323,070  
       

 

 

 

ELECTRIC—FOREIGN

     0.1     

Enel Finance America LLC, 7.10%, due 10/14/27, 144A (Italy)(j)

 

    600,000        645,340  

Enel Finance International NV, 7.50%, due 10/14/32, 144A (Italy)(j)

 

    400,000        446,110  
       

 

 

 
          1,091,450  
       

 

 

 

FINANCIAL—INVESTMENT BANKER/BROKER

     0.1     

Ladder Capital Finance Holdings LLLP/Ladder Capital Finance Corp., 4.75%, due 6/15/29, 144A(j)

 

    2,520,000        1,824,266  
       

 

 

 

INTEGRATED TELECOMMUNICATIONS SERVICES

     0.3     

AT&T, Inc., 2.875% to 3/2/25, Series B(e),(f)

       5,000,000        5,036,146  
       

 

 

 

REAL ESTATE

     1.8     

DIVERSIFIED

     0.3     

Necessity Retail REIT, Inc./The/ American Finance Operating Partner LP, 4.50%, due 9/30/28, 144A(a),(j)

 

    4,600,000        3,445,985  

Spirit Realty LP, 3.40%, due 1/15/30

       1,840,000        1,583,473  
       

 

 

 
                 5,029,458  
       

 

 

 

FINANCE

         0.2     

Boston Properties LP, 6.75%, due 12/1/27

       810,000        802,231  

Digital Realty Trust LP, 5.55%, due 1/15/28

       1,250,000        1,246,456  

Newmark Group, Inc., 6.125%, due 11/15/23

       2,000,000        1,984,493  
       

 

 

 
          4,033,180  
       

 

 

 

NET LEASE

     0.9     

Global Net Lease, Inc./Global Net Lease Operating Partnership LP, 3.75%, due 12/15/27, 144A(j)

 

    1,500,000        1,188,395  

 

10

 

 


                                                                       
                          Principal
Amount
    Value  

VICI Properties LP/VICI Note Co., Inc., 3.75%, due 2/15/27, 144A(j)

     $ 2,763,000     $ 2,553,192  

VICI Properties LP/VICI Note Co., Inc., 4.125%, due 8/15/30, 144A(j)

       3,616,000       3,197,218  

VICI Properties LP/VICI Note Co., Inc., 4.25%, due 12/1/26, 144A(j)

       2,525,000       2,358,240  

VICI Properties LP/VICI Note Co., Inc., 5.75%, due 2/1/27, 144A(a),(j)

 

    5,050,000       4,962,240  
      

 

 

 
         14,259,285  
      

 

 

 

OFFICE

     0.1    

Hudson Pacific Properties LP, 5.95%, due 2/15/28

       2,975,000       2,255,473  
      

 

 

 

SHOPPING CENTERS

     0.3    

COMMUNITY CENTER

     0.1    

Kimco Realty OP LLC, 4.125%, due 12/1/46

       700,000       532,802  
      

 

 

 

REGIONAL MALL

     0.2    

Simon Property Group LP, 5.50%, due 3/8/33

         2,130,000       2,121,199  

Simon Property Group LP, 5.85%, due 3/8/53

       1,535,000              1,530,683  
      

 

 

 
         3,651,882  
      

 

 

 

TOTAL SHOPPING CENTERS

         4,184,684  
      

 

 

 

TOTAL REAL ESTATE

 

    29,762,080  
      

 

 

 

TOTAL CORPORATE BONDS
(Identified cost—$48,080,662)

         44,358,631  
      

 

 

 
           Ownership %*        
                    

PRIVATE REAL ESTATE—OFFICE

     1.6    

Legacy Gateway JV LLC, Plano, TX(m)

       56.5     26,663,276  
      

 

 

 

TOTAL PRIVATE REAL ESTATE
(Identified cost—$23,637,405)

         26,663,276  
      

 

 

 
           Shares        

SHORT-TERM INVESTMENTS

     1.0    

MONEY MARKET FUNDS

    

State Street Institutional Treasury Money Market Fund, Premier Class, 4.53%(n)

       16,454,100       16,454,100  
      

 

 

 

TOTAL SHORT-TERM INVESTMENTS
(Identified cost—$16,454,100)

         16,454,100  
      

 

 

 

 

11

 

 


                                                              
                  Value  

PURCHASED OPTION CONTRACTS
(Premiums paid—$66,083)

     0.0      $ 31,500  
       

 

 

 

TOTAL INVESTMENTS IN SECURITIES
(Identified cost—$2,057,087,837)

     140.9                               2,342,873,714  

WRITTEN OPTION CONTRACTS
(Premiums received—$2,471,853)

     (0.2        (2,710,411

LIABILITIES IN EXCESS OF OTHER ASSETS

     (40.7        (677,046,705

SERIES A CUMULATIVE PREFERRED STOCK, AT LIQUIDATION VALUE

     (0.0        (125,000
  

 

 

      

 

 

 

NET ASSETS (Equivalent to $12.37 per share based on 134,431,441 shares of common stock outstanding)

     100.0      $ 1,662,991,598  
  

 

 

      

 

 

 

Exchange-Traded Option Contracts

                                                                                                                             
Purchased Options                                    
Description    Exercise
Price
   Expiration
Date
   Number of
Contracts
   Notional
Amount(o)
   Premiums
Paid
   Value

Put—Equinix, Inc.

   $600.00    5/19/23    70    $5,047,280    $66,083    $31,500

 

 

12

 

 


Written Options                                      
Description   Exercise
Price
  Expiration
Date
  Number of
Contracts
    Notional
Amount(o)
    Premiums
Received
    Value  

Call—Extra Space Storage, Inc.

  $170.00   6/16/23     (340   $ (5,539,620   $ (108,476   $ (214,237

Call—Public Storage

  320.00   6/16/23     (154     (4,652,956     (72,005     (76,076

Put—American Tower Corp.

  180.00   4/21/23     (258     (5,271,972     (69,337     (15,480

Put—Cousins Properties, Inc.

  22.50   4/21/23     (1     (2,138     (43     (268

Put—Digital Realty Trust, Inc.

  90.00   5/19/23     (501     (4,925,331     (146,502     (120,240

Put—Equinix, Inc.

  580.00   5/19/23     (140     (10,094,560     (88,272     (46,368

Put—Invitation Homes, Inc.

  30.00   5/19/23     (1,562     (4,878,126     (232,066     (154,638

Put—Prologis, Inc.

  115.00   5/19/23     (422     (5,265,294     (111,651     (91,152

Put—Prologis, Inc.

  105.00   5/19/23     (328     (4,092,456     (61,440     (27,880

Put—Medical Properties Trust, Inc.

  10.00   7/21/23     (8,116     (6,671,352     (1,582,061     (1,964,072
    (11,822   $ (51,393,805   $ (2,471,853   $ (2,710,411
   

Centrally Cleared Interest Rate Swap Contracts

 

Notional
Amount
    Fixed
Rate
Payable
    Fixed
Payment
Frequency
  Floating Rate
Receivable
(resets monthly)
  Floating
Payment
Frequency
  Maturity Date   Value     Upfront
Receipts
(Payments)
    Unrealized
Appreciation
(Depreciation)
 
  $200,000,000       0.670%     Monthly   4.778%(p)   Monthly   9/15/25   $ 15,918,233     $     $ 15,918,233  
  69,000,000       1.280%     Monthly   4.673%(p)   Monthly   2/3/26     5,018,949       (7,120     5,011,829  
  115,000,000       0.762%     Monthly   4.684%(p)   Monthly   9/15/26     11,232,130             11,232,130  
  190,000,000       1.237%     Monthly   4.709%(p)   Monthly   9/15/27     18,354,818             18,354,818  
            $ 50,524,130     $ (7,120   $ 50,517,010  
     

The total amount of all interest rate swap contracts as presented in the table above is representative of the volume of activity for this derivative type during the three months ended March 31, 2023.

 

13

 

 


Forward Foreign Currency Exchange Contracts

 

Counterparty   

Contracts to
Deliver

    

In Exchange
For

     Settlement
Date
   Unrealized
Appreciation
(Depreciation)
 

Brown Brothers Harriman

   EUR      4,775,957      USD      5,075,529      4/4/23    $ (103,996

Brown Brothers Harriman

   GBP      2,322,956      USD      2,812,984      4/4/23      (52,613

Brown Brothers Harriman

   USD        5,191,656      EUR        4,775,957      4/4/23      (12,131

Brown Brothers Harriman

   USD      2,872,637      GBP      2,322,956      4/4/23      (7,040

Brown Brothers Harriman

   EUR      4,772,391      USD      5,195,797      5/3/23      11,728  

Brown Brothers Harriman

   GBP      2,263,001      USD      2,799,943      5/3/23      6,620  
                                      $         (157,432

    

 

Glossary of Portfolio Abbreviations

 

EMTN    Euro Medium Term Note
EUR    Euro Currency
FRN    Floating Rate Note
GBP    Great British Pound
LIBOR    London Interbank Offered Rate
REIT    Real Estate Investment Trust
TruPS    Trust Preferred Securities
USD    United States Dollar

 

Note: Percentages indicated are based on the net assets of the Fund.

*

Ownership % represents the Fund’s contractual ownership in the joint venture prior to the impact of promote structures. Legacy Gateway JV LLC, owns a Class A office building located at 6860 N. Dallas Parkway, Plano, Texas 75024.

(a)

All or a portion of the security is pledged as collateral in connection with the Fund’s revolving credit agreement. $1,533,889,515 in aggregate has been pledged as collateral.

(b)

A portion of the security has been rehypothecated in connection with the Fund’s revolving credit agreement. $646,825,588 in aggregate has been rehypothecated.

(c)

Restricted security. Aggregate holdings equal 0.9% of the net assets of the Fund. This security was acquired on August 3, 2020, at a cost of $8,757,813. Security value is determined based on significant unobservable inputs (Level 3).

(d)

All or a portion of the security is pledged in connection with exchange-traded written option contracts. $28,962,234 in aggregate has been pledged as collateral.

(e)

Perpetual security. Perpetual securities have no stated maturity date, but they may be called/redeemed by the issuer.

(f)

Security converts to floating rate after the indicated fixed-rate coupon period.

 

14

 

 


(g)

Variable rate. Rate shown is in effect at March 31, 2023.

(h)

Contingent Capital security (CoCo). CoCos are debt or preferred securities with loss absorption characteristics built into the terms of the security for the benefit of the issuer. Aggregate holdings amounted to $56,480,358 which represents 3.4% of the net assets of the Fund (2.4% of the managed assets of the Fund).

(i)

Securities exempt from registration under Regulation S of the Securities Act of 1933. These securities are subject to resale restrictions. Aggregate holdings amounted to $16,663,024 which represents 1.0% of the net assets of the Fund, of which 0.0% are illiquid.

(j)

Securities exempt from registration under Rule 144A of the Securities Act of 1933. These securities may only be resold to qualified institutional buyers. Aggregate holdings amounted to $64,060,018 which represents 3.9% of the net assets of the Fund, of which 0.0% are illiquid.

(k)

Security is in default.

(l)

Non-income producing security.

(m)

Security value is determined based on significant unobservable inputs (Level 3).

(n)

Rate quoted represents the annualized seven-day yield.

(o)

Represents the number of contracts multiplied by notional contract size multiplied by the underlying price.

(p)

Based on 1-Month LIBOR. Represents rates in effect at March 31, 2023.

 

15

 

 


COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

NOTES TO CONSOLIDATED SCHEDULE OF INVESTMENTS (Unaudited)

 

Note 1. Portfolio Valuation

Investments in securities that are listed on the New York Stock Exchange (NYSE) are valued, except as indicated below, at the last sale price reflected at the close of the NYSE on the business day as of which such value is being determined. If there has been no sale on such day, the securities are valued at the mean of the closing bid and ask prices on such day or, if no ask price is available, at the bid price. Centrally cleared interest rate swaps are valued at the price determined by the relevant exchange or clearinghouse. Forward foreign currency exchange contracts are valued daily at the prevailing forward exchange rate. Exchange traded options are valued at their last sale price as of the close of options trading on applicable exchanges on the valuation date. In the absence of a last sale price on such day, options are valued based upon prices provided by a third-party pricing service. Over-the-counter (OTC) options are valued based upon prices provided by a third-party pricing service or counterparty.

Securities not listed on the NYSE but listed on other domestic or foreign securities exchanges (including NASDAQ) are valued in a similar manner. Securities traded on more than one securities exchange are valued at the last sale price reflected at the close of the exchange representing the principal market for such securities on the business day as of which such value is being determined. If after the close of a foreign market, but prior to the close of business on the day the securities are being valued, market conditions change significantly, certain non-U.S. equity holdings may be fair valued pursuant to procedures established by the Board of Directors.

Readily marketable securities traded in the OTC market, including listed securities whose primary market is believed by Cohen & Steers Capital Management, Inc. (the investment manager) to be OTC, are valued on the basis of prices provided by a third-party pricing service or third-party broker-dealers when such prices are believed by the investment manager, pursuant to delegation by the Board of Directors, to reflect the fair value of such securities.

Fixed-income securities are valued on the basis of prices provided by a third-party pricing service or third-party broker-dealers when such prices are believed by the investment manager, pursuant to delegation by the Board of Directors, to reflect the fair value of such securities. The pricing services or broker-dealers use multiple valuation techniques to determine fair value. In instances where sufficient market activity exists, the pricing services or broker-dealers may utilize a market-based approach through which quotes from market makers are used to determine fair value. In instances where sufficient market activity may not exist or is limited, the pricing services or broker-dealers also utilize proprietary valuation models which may consider market transactions in comparable securities and the various relationships between securities in determining fair value and/or characteristics such as benchmark yield curves, option-adjusted spreads, credit spreads, estimated default rates, coupon rates, anticipated timing of principal repayments, underlying collateral, and other unique security features which are then used to calculate the fair values.

Short-term debt securities with a maturity date of 60 days or less are valued at amortized cost, which approximates fair value. Investments in open-end mutual funds are valued at net asset value (NAV).

The Fund utilizes an independent valuation services firm (the Independent Valuation Advisor) to assist the investment manager in the determination of the Fund’s fair value of private real estate investments held by the Cohen & Steers RQI Trust (the REIT Subsidiary). Limited scope appraisals are prepared on a monthly basis and typically include a limited comparable sales and a full discounted cash flow analysis. Annually, a full scope, detailed appraisal report is completed which typically includes market analysis, cost approach, sales comparison approach and an income approach containing a discounted cash flow analysis. The full scope report is prepared by a third-party appraisal firm. The investment manager, including through communication with the Independent Valuation Advisor, monitors for material events that the investment manager believes may be expected to have a

 

 

 


COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

NOTES TO CONSOLIDATED SCHEDULE OF INVESTMENTS (Unaudited) (Continued)

 

material impact on the most recent estimated fair values of such private real estate investments. However, rapidly changing market conditions or material events may not be immediately reflected in the Fund’s or REIT Subsidiary’s daily NAV. The investment manager, in conjunction with the Independent Valuation Advisor, values the private real estate investments using the valuation methodology it deems most appropriate and consistent with industry best practices and market conditions. The investment manager expects the primary methodology used to value private real estate investments will be the income approach. Consistent with industry practices, the income approach incorporates actual contractual lease income, professional judgments regarding comparable rental and operating expense data, the capitalization or discount rate and projections of future rent and expenses based on appropriate market evidence, and other subjective factors. Other methodologies that may also be used to value properties include, among other approaches, sales comparisons and cost approaches. Private real estate appraisals are reported on a free and clear basis (i.e. any property-level indebtedness that may be in place is not incorporated into the valuation). Property level debt is valued separately in accordance with GAAP.

The Board of Directors has designated the investment manager as the Fund’s “Valuation Designee” under Rule 2a-5 under the 1940 Act. As Valuation Designee, the investment manager authorized to make fair valuation determinations, subject to the oversight of the Board of Directors. The investment manager has established a valuation committee (Valuation Committee) to administer, implement and oversee the fair valuation process according to the policies and procedures approved annually by the Board of Directors. Among other things, these procedures allow the Fund to utilize independent pricing services, quotations from securities and financial instrument dealers and other market sources to determine fair value.

Securities for which market prices are unavailable, or securities for which the investment manager determines that the bid and/or ask price or a counterparty valuation does not reflect market value, will be valued at fair value, as determined in good faith by the Valuation Committee, pursuant to procedures approved by the Fund’s Board of Directors. Circumstances in which market prices may be unavailable include, but are not limited to, when trading in a security is suspended, the exchange on which the security is traded is subject to an unscheduled close or disruption or material events occur after the close of the exchange on which the security is principally traded. In these circumstances, the Fund determines fair value in a manner that fairly reflects the market value of the security on the valuation date based on consideration of any information or factors it deems appropriate. These may include, but are not limited to, recent transactions in comparable securities, information relating to the specific security and developments in the markets.

For equity securities, including restricted securities, where observable inputs are limited, assumptions about market activity and risk are used and these securities would be categorized as Level 2 or 3 in the hierarchy, depending on the relative significance of the valuation inputs. Securities, including private placements or other restricted securities, for which observable inputs are not available are valued using alternate valuation approaches, including the market approach, the income approach and cost approach, and are categorized as Level 3 in the hierarchy. The market approach considers factors including the price of recent investments in the same or a similar security or financial metrics of comparable securities. The income approach considers factors including expected future cash flows, security specific risks and corresponding discount rates. The cost approach considers factors including the value of the security’s underlying assets and liabilities.

 

 

 


COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

NOTES TO CONSOLIDATED SCHEDULE OF INVESTMENTS (Unaudited) (Continued)

 

The Fund’s use of fair value pricing may cause the NAV of Fund shares to differ from the NAV that would be calculated using market quotations. Fair value pricing involves subjective judgments and it is possible that the fair value determined for a security may be materially different than the value that could be realized upon the sale of that security.

Fair value is defined as the price that the Fund would expect to receive upon the sale of an investment or expect to pay to transfer a liability in an orderly transaction with an independent buyer in the principal market or, in the absence of a principal market, the most advantageous market for the investment or liability. The hierarchy of inputs that are used in determining the fair value of the Fund’s investments is summarized below.

 

   

Level 1 — quoted prices in active markets for identical investments

   

Level 2 — other significant observable inputs (including quoted prices for similar investments, interest rates, credit risk, etc.)

   

Level 3 — significant unobservable inputs (including the Fund’s own assumptions in determining the fair value of investments)

The inputs or methodology used for valuing investments may or may not be an indication of the risk associated with those investments. Changes in valuation techniques may result in transfers into or out of an assigned level within the disclosure hierarchy.

The following is a summary of the inputs used as of March 31, 2023 in valuing the Fund’s investments carried at value:

 

                                                                                   
     Quoted Prices in
Active  Markets
for Identical
Investments
(Level 1)
    Other
Significant
Observable
Inputs
(Level 2)
    Significant
Unobservable
Inputs
(Level 3)
    Total  

Common Stock:

        

Real Estate—Industrials

   $ 257,445,613     $     $ 14,575,418 (a)    $ 272,021,031  

Other Industries

     1,552,039,993                   1,552,039,993  

Preferred Securities—$25 Par Value

     196,465,443                   196,465,443  

Preferred Securities—Capital Securities

           234,839,740             234,839,740  

Corporate Bonds

           44,358,631             44,358,631  

Private Real Estate—Office

                 26,663,276 (b)      26,663,276  

Short-Term Investments

           16,454,100             16,454,100  

Purchased Option Contracts

     31,500                   31,500  
  

 

 

   

 

 

   

 

 

   

 

 

 

Total Investments in Securities(c)

   $ 2,005,982,549     $ 295,652,471     $ 41,238,694     $ 2,342,873,714  
  

 

 

   

 

 

   

 

 

   

 

 

 

Interest Rate Swap Contracts

   $     $ 50,517,010     $     $ 50,517,010  

Forward Foreign Currency Exchange Contracts

           18,348             18,348  
  

 

 

   

 

 

   

 

 

   

 

 

 

Total Derivative Assets(c)

   $     $ 50,535,358     $     $ 50,535,358  
  

 

 

   

 

 

   

 

 

   

 

 

 

Forward Foreign Currency Exchange Contracts

   $     $ (175,780   $     $ (175,780

Written Option Contracts

     (2,449,538     (260,873           (2,710,411
  

 

 

   

 

 

   

 

 

   

 

 

 

Total Derivative Liabilities(c)

   $ (2,449,538   $ (436,653   $     $ (2,886,191
  

 

 

   

 

 

   

 

 

   

 

 

 

 

 

 


COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

NOTES TO CONSOLIDATED SCHEDULE OF INVESTMENTS (Unaudited) (Continued)

 

 

(a)

Restricted security, where observable inputs are limited, has been fair valued by the Valuation Committee, pursuant to the Fund’s fair value procedures and classified as Level 3 security.

(b)

Private Real Estate, where observable inputs are limited, has been fair valued by the Valuation Committee, pursuant to the Fund’s fair value procedures and classified as Level 3 security. See Note 1 – Portfolio Valuation.

(c)

Portfolio holdings are disclosed individually on the Consolidated Schedule of Investments.

The following is a reconciliation of investments for which significant unobservable inputs (Level 3) were used in determining fair value:

 

     Common Stock—
Real Estate—
Industrials
     Private
Real Estate—
Office
 

Balance as of December 31, 2022

   $ 13,432,416      $ 26,560,429  

Change in unrealized appreciation (depreciation)

     1,143,002        102,847  
  

 

 

    

 

 

 

Balance as of March 31, 2023

   $ 14,575,418      $ 26,663,276  
  

 

 

    

 

 

 

The change in unrealized appreciation (depreciation) attributable to securities owned on March 31, 2023 which were valued using significant unobservable inputs (Level 3) amounted to $1,245,849.

The following table summarizes the quantitative inputs and assumptions used for investments categorized in Level 3 of the fair value hierarchy.

 

                                                                                                        
    Fair Value at
March 31, 2023
  Valuation
Technique
  Unobservable Inputs   Amount   Valuation Impact
from an Increase
in Input(a)

Common Stock—
Real Estate— Industrials

  $14,575,418   Market
Comparable
Companies
  Enterprise Value/

EBITDA(b) Multiple

  22.5x   Increase

Private Real Estate—
Office

  $26,663,276   Discounted
Cash Flow
  Discount Rate
Terminal Capitalization Rate
  7.50%

6.50%

  Decrease
Decrease

 

(a)

Represents the directional change in the fair value of the Level 3 investments that could have resulted from an increase in the corresponding input as of period end. A decrease to the unobservable input would have had the opposite effect. Significant changes in these inputs may result in a materially higher or lower fair value measurement.

(b)

Earnings Before Interest, Taxes, Depreciation and Amortization.

Note 2. Derivative Investments

Forward Foreign Currency Exchange Contracts: The Fund enters into forward foreign currency exchange contracts to hedge the currency exposure associated with certain of its non-U.S. dollar denominated securities. A

 

 

 


COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

NOTES TO CONSOLIDATED SCHEDULE OF INVESTMENTS (Unaudited) (Continued)

 

forward foreign currency exchange contract is a commitment between two parties to purchase or sell foreign currency at a set price on a future date. The market value of a forward foreign currency exchange contract fluctuates with changes in foreign currency exchange rates. These contracts are marked to market daily and the change in value is recorded by the Fund as unrealized appreciation and/or depreciation on forward foreign currency exchange contracts. Realized gains or losses equal to the difference between the value of the contract at the time it was opened and the value at the time it was closed are included in net realized gain or loss on forward foreign currency exchange contracts.

Forward foreign currency exchange contracts involve elements of market risk in excess of the amounts reflected on the Consolidated Schedule of Investments. The Fund bears the risk of an unfavorable change in the foreign exchange rate underlying the contract. Risks may also arise upon entering these contracts from the potential inability of the counterparties to meet the terms of their contracts. In connection with these contracts, securities may be identified as collateral in accordance with the terms of the respective contracts.

Option Contracts: The Fund may purchase and write exchange-listed and OTC put or call options on securities, stock indices and other financial instruments for hedging purposes, to enhance portfolio returns and/or reduce overall volatility.

When the Fund writes (sells) an option, an amount equal to the premium received by the Fund is recorded as a liability. The amount of the liability is subsequently marked-to-market to reflect the current market value of the option written. When an option expires, the Fund realizes a gain on the option to the extent of the premium received. Premiums received from writing options which are exercised or closed are added to or offset against the proceeds or amount paid on the transaction to determine the realized gain or loss. If a put option on a security is exercised, the premium reduces the cost basis of the security purchased by the Fund. If a call option is exercised, the premium is added to the proceeds of the security sold to determine the realized gain or loss. The Fund, as writer of an option, bears the market risk of an unfavorable change in the price of the underlying investment. Other risks include the possibility of an illiquid options market or the inability of the counterparties to fulfill their obligations under the contracts.

Put and call options purchased are accounted for in the same manner as portfolio securities. Premiums paid for purchasing options which expire are treated as realized losses. Premiums paid for purchasing options which are exercised or closed are added to the amounts paid or offset against the proceeds on the underlying investment transaction to determine the realized gain or loss when the underlying transaction is executed. The risk associated with purchasing an option is that the Fund pays a premium whether or not the option is exercised. Additionally, the Fund bears the risk of loss of the premium and change in market value should the counterparty not perform under the contract.

Centrally Cleared Interest Rate Swap Contracts: The Fund uses interest rate swaps in connection with borrowing under its credit agreement. The interest rate swaps are intended to reduce interest rate risk by countering the effect that an increase in short-term interest rates could have on the performance of the Fund’s shares as a result of the floating rate structure of interest owed pursuant to the credit agreement. When entering into interest rate swaps, the Fund agrees to pay the other party to the interest rate swap (which is known as the counterparty) a fixed rate payment in exchange for the counterparty’s agreement to pay the Fund a variable rate payment that was intended to approximate the Fund’s variable rate payment obligation on the credit agreement, the accruals for which would begin at a specific date in the future (“the effective date”). The payment obligation is based on the notional amount of the swap. Depending on the state of interest rates in general, the use of interest rate swaps could enhance or harm the overall performance of the Fund. Swaps are marked-to-market daily and changes in the value are recorded as unrealized appreciation (depreciation).

 

 

 


COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

NOTES TO CONSOLIDATED SCHEDULE OF INVESTMENTS (Unaudited) (Continued)

 

Immediately following execution of the swap agreement, the swap agreement is novated to a central counterparty (the CCP) and the Fund’s counterparty on the swap agreement becomes the CCP. The Fund is required to interface with the CCP through a broker. Upon entering into a centrally cleared swap, the Fund is required to deposit initial margin with the broker in the form of cash or securities in an amount that varies depending on the size and risk profile of the particular swap. Securities deposited as initial margin are designated on the Consolidated Schedule of Investments and cash deposited is recorded as cash collateral pledged for interest rate swap contracts. The daily change in valuation of centrally cleared swaps is recorded as a receivable or payable for variation margin on interest rate swap contracts. Any upfront payments paid or received upon entering into a swap agreement would be recorded as assets or liabilities, respectively, and amortized or accreted over the life of the swap and recorded as realized gain (loss). Payments received from or paid to the counterparty during the term of the swap agreement, or at termination, are recorded as realized gain (loss).

Swap agreements involve, to varying degrees, elements of market and counterparty risk, and exposure to loss in excess of the related amounts reflected on the Consolidated Schedule of Investments. Such risks involve the possibility that there will be no liquid market for these agreements, that the counterparty to the agreements may default on its obligation to perform or disagree as to the meaning of contractual terms in the agreements and that there may be unfavorable changes in interest rates.

The following summarizes the volume of the Fund’s option contracts and forward foreign currency exchange contracts activity for the three months ended March 31, 2023:

 

                                                              
     Purchased Option
Contracts(a),(b)
     Written Option
Contracts(a),(b)
     Forward Foreign
Currency
Exchange
Contracts
 

Average Notional Amount

   $ 5,188,418      $ 44,614,565      $ 7,901,952  

 

(a)

Average notional amounts represent the average for all months in which the Fund had option contracts outstanding at month end.

(b)

Notional amount is calculated using the number of contracts multiplied by notional contract size multiplied by the underlying price.