UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

 

FORM N-Q

 

QUARTERLY SCHEDULE OF PORTFOLIO HOLDINGS OF REGISTERED
MANAGEMENT INVESTMENT COMPANY

 

Investment Company Act file number

811-10481

 

 

Cohen & Steers Quality Income Realty Fund, Inc.

(Exact name of registrant as specified in charter)

 

280 Park Avenue
New York, NY

 

10017

(Address of principal executive offices)

 

(Zip code)

 

John E. McLean
280 Park Avenue
New York, NY 10017

(Name and address of agent for service)

 

Registrant's telephone number, including area code:

(212) 832-3232

 

 

Date of fiscal year end:

December 31

 

 

 

 

Date of reporting period:

March 31, 2006

 

 



 

Item 1. Schedule of Investments

March 31, 2006 (Unaudited)

 

 

 

 

 

Number
of Shares

 

Value

 

 

 

 

 

 

 

 

 

COMMON STOCK

 

114.6

%

 

 

 

 

DIVERSIFIED

 

13.9

%

 

 

 

 

Colonial Properties Trust

 

 

 

676,200

 

$

33,897,906

 

Entertainment Properties Trust

 

 

 

228,600

 

9,596,628

 

iStar Financial

 

 

 

430,500

 

16,479,540

 

Spirit Finance Corp.

 

 

 

1,030,300

 

12,569,660

 

Vornado Realty Trust

 

 

 

602,943

 

57,882,528

 

 

 

 

 

 

 

130,426,262

 

HEALTH CARE

 

19.1

%

 

 

 

 

Health Care Property Investors

 

 

 

1,113,500

 

31,623,400

 

Health Care REIT

 

 

 

969,625

 

36,942,712

 

Healthcare Realty Trust

 

 

 

354,800

 

13,262,424

 

Medical Properties Trust

 

 

 

202,800

 

2,190,240

 

Nationwide Health Properties

 

 

 

1,136,800

 

24,441,200

 

Senior Housing Properties Trust

 

 

 

639,600

 

11,576,760

 

Ventas

 

 

 

1,766,500

 

58,612,470

 

 

 

 

 

 

 

178,649,206

 

HOTEL

 

4.6

%

 

 

 

 

Ashford Hospitality Trust

 

 

 

398,900

 

4,946,360

 

DiamondRock Hospitality Co.

 

 

 

746,900

 

10,314,689

 

Hospitality Properties Trust

 

 

 

420,900

 

18,380,703

 

Strategic Hotels & Resorts

 

 

 

401,500

 

9,346,920

 

 

 

 

 

 

 

42,988,672

 

INDUSTRIAL

 

2.4

%

 

 

 

 

First Industrial Realty Trust

 

 

 

529,700

 

22,612,893

 

MORTGAGE

 

4.2

%

 

 

 

 

Gramercy Capital Corp.

 

 

 

785,000

 

19,570,050

 

Newcastle Investment Corp.

 

 

 

817,828

 

19,562,446

 

 

 

 

 

 

 

39,132,496

 

 

 

 

 

 

 

 

 

OFFICE

 

27.0

%

 

 

 

 

American Financial Realty Trust

 

 

 

699,000

 

 

8,143,350

 

Brandywine Realty Trust

 

 

 

1,805,922

 

57,356,083

 

CarrAmerica Realty Corp.

 

 

 

142,200

 

6,343,542

 

Equity Office Properties Trust

 

 

 

1,420,400

 

47,697,032

 

Highwoods Properties

 

 

 

415,300

 

14,008,069

 

HRPT Properties Trust

 

 

 

833,100

 

9,780,594

 

Mack-Cali Realty Corp.

 

 

 

1,073,800

 

51,542,400

 

Maguire Properties

 

 

 

604,800

 

22,075,200

 

Reckson Associates Realty Corp.

 

 

 

794,100

 

36,385,662

 

 

 

 

 

 

 

253,331,932

 

OFFICE/INDUSTRIAL

 

7.8

%

 

 

 

 

Duke Realty Corp.

 

 

 

596,700

 

22,644,765

 

Liberty Property Trust

 

 

 

1,065,200

 

50,234,832

 

 

 

 

 

 

 

72,879,597

 

 



 

RESIDENTIAL - APARTMENT

 

18.5

%

 

 

 

 

American Campus Communities

 

 

 

293,789

 

$

7,612,073

 

Apartment Investment & Management Co.

 

 

 

229,900

 

10,782,310

 

Archstone-Smith Trust

 

 

 

660,272

 

32,201,465

 

AvalonBay Communities

 

 

 

280,600

 

30,613,460

 

Camden Property Trust

 

 

 

366,600

 

26,413,530

 

Education Realty Trust

 

 

 

496,800

 

7,601,040

 

GMH Communities Trust

 

 

 

583,800

 

6,795,432

 

Home Properties

 

 

 

510,197

 

26,071,067

 

Mid-America Apartment Communities

 

 

 

309,400

 

16,939,650

 

United Dominion Realty Trust

 

 

 

310,600

 

8,864,524

 

 

 

 

 

 

 

173,894,551

 

SELF STORAGE

 

2.5

%

 

 

 

 

Extra Space Storage

 

 

 

448,600

 

7,711,434

 

Sovran Self Storage

 

 

 

107,500

 

5,934,000

 

U-Store-It Trust

 

 

 

498,100

 

10,036,715

 

 

 

 

 

 

 

23,682,149

 

 

 

 

 

 

 

 

 

SHOPPING CENTER

 

14.6

%

 

 

 

 

COMMUNITY CENTER

 

4.4

%

 

 

 

 

Cedar Shopping Centers

 

 

 

535,800

 

 

8,487,072

 

Heritage Property Investment Trust

 

 

 

449,100

 

17,779,869

 

Inland Real Estate Corp.

 

 

 

308,400

 

5,030,004

 

Urstadt Biddle Properties—Class A

 

 

 

544,000

 

9,792,000

 

 

 

 

 

 

 

41,088,945

 

REGIONAL MALL

 

10.2

%

 

 

 

 

Glimcher Realty Trust

 

 

 

688,200

 

19,544,880

 

Macerich Co.

 

 

 

781,757

 

57,810,930

 

Mills Corp.

 

 

 

636,400

 

17,819,200

 

 

 

 

 

 

 

95,175,010

 

TOTAL SHOPPING CENTER

 

 

 

 

 

136,263,955

 

TOTAL COMMON STOCK
(Identified cost—$709,536,742)

 

 

 

 

 

1,073,861,713

 

PREFERRED STOCK

 

26.8

%

 

 

 

 

DIVERSIFIED

 

5.7

%

 

 

 

 

Colonial Properties Trust, 8.125%, Series D

 

 

 

64,900

 

1,687,400

 

Colonial Properties Trust, 7.62%, Series E

 

 

 

80,900

 

2,028,163

 

Crescent Real Estate Equities Co., 6.75%, Series A (Convertible) (a)

 

 

 

1,671,000

 

36,060,180

 

Digital Realty Trust, 8.50%, Series A

 

 

 

122,000

 

3,087,820

 

Entertainment Properties Trust, 9.50%, Series A

 

 

 

50,000

 

1,272,000

 

Entertainment Properties Trust, 7.75%, Series B

 

 

 

128,000

 

3,123,200

 

iStar Financial, 7.80%, Series F

 

 

 

167,081

 

4,237,174

 

iStar Financial, 7.65%, Series G

 

 

 

90,400

 

2,271,752

 

 

 

 

 

 

 

53,767,689

 

HEALTH CARE

 

0.3

%

 

 

 

 

Health Care REIT, 7.625%, Series F

 

 

 

68,900

 

1,756,950

 

Omega Healthcare Investors, 8.375%, Series D

 

 

 

40,000

 

1,039,800

 

 

 

 

 

 

 

2,796,750

 

 



 

 

 

 

 

Number
of Shares

 

Value

 

 

 

 

 

 

 

 

 

HOTEL

 

4.3

%

 

 

 

 

FelCor Lodging Trust, 8.00%, Series C

 

 

 

104,300

 

$

2,609,586

 

Highland Hospitality Corp., 7.875%, Series A

 

 

 

75,000

 

1,824,750

 

Host Marriott Corp., 10.00%, Series C

 

 

 

30,700

 

773,640

 

Innkeepers USA Trust, 8.00%, Series C

 

 

 

91,300

 

2,263,327

 

LaSalle Hotel Properties, 10.25%, Series A

 

 

 

1,000,000

 

25,720,000

 

Strategic Hotels & Resorts, 8.50%, Series A

 

 

 

10,000

 

253,750

 

Strategic Hotels & Resorts, 8.50%, Series A, 144A(b)

 

 

 

132,200

 

3,354,575

 

Strategic Hotels & Resorts, 8.25%, Series B

 

 

 

45,000

 

1,131,750

 

Sunstone Hotel Investors, 8.00%, Series A

 

 

 

111,000

 

2,809,965

 

 

 

 

 

 

 

40,741,343

 

INDUSTRIAL

 

0.3

%

 

 

 

 

First Industrial Realty Trust, 7.25%, Series J

 

 

 

100,000

 

2,595,000

 

MORTGAGE

 

0.2

%

 

 

 

 

Newcastle Investment Corp., 9.75%, Series B

 

 

 

56,000

 

1,458,800

 

OFFICE

 

3.0

%

 

 

 

 

Brandywine Realty Trust, 7.375%, Series D

 

 

 

38,300

 

956,543

 

Cousins Properties, 7.50%, Series B

 

 

 

200,000

 

5,076,000

 

Highwoods Properties, 8.625%, Series A

 

 

 

13,195

 

14,514,500

 

HRPT Properties Trust, 8.75%, Series B

 

 

 

120,000

 

3,152,400

 

Kilroy Realty Corp., 7.50%, Series F

 

 

 

55,500

 

1,380,285

 

Maguire Properties, 7.625%, Series A

 

 

 

124,600

 

3,128,706

 

 

 

 

 

 

 

28,208,434

 

OFFICE/INDUSTRIAL

 

0.0

%

 

 

 

 

PS Business Parks, 7.60%, Series L

 

 

 

5,400

 

136,080

 

RESIDENTIAL

 

3.4

%

 

 

 

 

APARTMENT

 

3.3

%

 

 

 

 

Apartment Investment & Management Co., 10.00%, Series R

 

 

 

820,000

 

20,852,600

 

Associated Estates Realty Corp., 8.70%, Series B

 

 

 

80,800

 

2,060,400

 

Home Properties, 9.00%, Series F

 

 

 

196,000

 

5,037,200

 

Mid-America Apartment Communities, 8.30%, Series H

 

 

 

138,100

 

3,493,930

 

 

 

 

 

 

 

31,444,130

 

MANUFACTURED HOME

 

0.1

%

 

 

 

 

American Land Lease, 7.75%, Series A

 

 

 

22,000

 

543,400

 

TOTAL RESIDENTIAL

 

 

 

 

 

31,987,530

 

 

 

 

 

 

 

 

 

SHOPPING CENTER

 

9.6

%

 

 

 

 

COMMUNITY CENTER

 

4.5

%

 

 

 

 

Cedar Shopping Centers, 8.875%, Series A

 

 

 

61,000

 

 

1,635,715

 

Developers Diversified Realty Corp., 8.60%, Series F

 

 

 

1,039,400

 

26,504,700

 

Federal Realty Investment Trust, 8.50%, Series B

 

 

 

276,300

 

7,125,777

 

Urstadt Biddle Properties, 8.50%, Series C

 

 

 

24,000

 

2,616,000

 

Urstadt Biddle Properties, 7.50%, Series D

 

 

 

156,300

 

3,927,038

 

 

 

 

 

 

 

41,809,230

 

 



 

FREE STANDING

 

0.1

%

 

 

 

 

Commercial Net Lease Realty, 9.00%, Series A

 

 

 

25,000

 

$

642,500

 

REGIONAL MALL

 

5.0

%

 

 

 

 

CBL & Associates Properties, 8.75%, Series B

 

 

 

430,000

 

21,891,300

 

CBL & Associates Properties, 7.375%, Series D

 

 

 

297,000

 

7,543,800

 

Glimcher Realty Trust, 8.75%, Series F

 

 

 

35,000

 

892,500

 

Glimcher Realty Trust, 8.125%, Series G

 

 

 

40,000

 

1,012,000

 

Mills Corp., 9.00%, Series B

 

 

 

53,300

 

1,223,235

 

Mills Corp., 9.00%, Series C

 

 

 

158,600

 

3,624,010

 

Mills Corp., 8.75%, Series E

 

 

 

84,000

 

1,894,200

 

Mills Corp., 7.875%, Series G

 

 

 

275,600

 

5,870,280

 

Simon Property Group, 8.75%, Series F

 

 

 

20,000

 

506,400

 

Simon Property Group, 8.375%, Series J

 

 

 

14,000

 

903,000

 

Taubman Centers, 8.30%, Series A

 

 

 

72,094

 

1,810,280

 

 

 

 

 

 

 

47,171,005

 

TOTAL SHOPPING CENTER

 

 

 

 

 

89,622,735

 

TOTAL PREFERRED STOCK
(Identified cost—$241,864,481)

 

 

 

 

 

251,314,361

 

 

 

 

 

 

Principal
Amount

 

Value

 

 

 

 

 

 

 

 

 

COMMERCIAL PAPER

 

3.8

%

 

 

 

 

San Paolo U.S. Finance Co., 3.69%, due 4/3/06
(Identified cost—$35,458,729)

 

 

 

$

35,466,000

 

 

35,458,729

 

 

 

 

 

 

 

 

 

TOTAL INVESTMENTS (Identified cost—$986,859,952)

 

145.2

%

 

 

1,360,634,803

 

 

 

 

 

 

 

 

 

OTHER ASSETS IN EXCESS OF LIABILITIES

 

1.1

%

 

 

10,077,308

 

 

 

 

 

 

 

 

 

LIQUIDATION VALUE OF PREFERRED SHARES

 

(46.3

)%

 

 

(434,000,000

)

 

 

 

 

 

 

 

 

NET ASSETS APPLICABLE TO COMMON SHARES (Equivalent to $24.11 per share based on 38,856,074 shares of common stock outstanding)

 

100.0

%

 

 

$

936,712,111

 

 


Note: Percentages indicated are based on the net assets applicable to common shares of the fund.

(a) 410,000 shares segregated as collateral for interest rate swap transactions.

(b) Resale is restricted to qualified institutional investors; equals 0.4% of net assets applicable to common shares.

 

Glossary of Portfolio Abbreviation

 

 

REIT

Real Estate Investment Trust

 



 

SCHEDULE OF INVESTMENTS—(Continued)

March 31, 2006 (Unaudited)

 

Interest Rate Swaps

 

 

 

 

 

 

 

 

 

 

 

Unrealized

 

 

 

Notional

 

Fixed

 

Floating Rate(a)

 

Termination

 

Appreciation/

 

Counterparty

 

Amount

 

Rate

 

(reset monthly)

 

Date

 

(Depreciation)

 

Fleet Global Markets

 

$

14,000,000

 

3.2120

%

4.633

%

October 2, 2008

 

$

656,679

 

Merrill Lynch Derivative Products

 

$

46,000,000

 

5.2100

%

4.660

%

April 5, 2007

 

(4,708

)

Merrill Lynch Derivative Products

 

$

46,000,000

 

5.5800

%

4.660

%

April 5, 2009

 

(488,825

)

Royal Bank of Canada

 

$

26,000,000

 

4.1370

%

4.818

%

May 26, 2010

 

998,601

 

Royal Bank of Canada

 

$

14,000,000

 

3.6800

%

4.793

%

October 22, 2008

 

497,007

 

Royal Bank of Canada

 

$

44,000,000

 

4.2580

%

4.691

%

March 10, 2009

 

1,418,327

 

UBS AG

 

$

24,000,000

 

5.1200

%

4.748

%

April 15, 2007

 

25,140

 

UBS AG

 

$

24,000,000

 

5.4950

%

4.748

%

April 15, 2009

 

(187,335

)

 

 

 

 

 

 

 

 

 

 

$

2,914,886

 

 

(a) Based on LIBOR (London Interbank Offered Rate). Represents rates in effect at March 31, 2006.

 



 

Item 2. Controls and Procedures

 

(a)

The registrant’s principal executive officer and principal financial officer have concluded that the registrant’s disclosure controls and procedures (as defined in Rule 30a-3(c) under the Investment Company Act of 1940) are effective based on their evaluation of these disclosure controls and procedures required by Rule 30a-3(b) under the Investment Company Act of 1940 and Rule 13a-15(b) or 15d-15(b) under the Securities Exchange Act as of a date within 90 days of the filing of this report.

 

 

(b)

During the last fiscal quarter, there were no changes in the registrant’s internal control over financial reporting (as defined in Rule 30a-3(d) under the Investment Company Act of 1940) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting.

 

Item 3. Exhibits.

 

(a)

Certifications of principal executive officer and principal financial officer as required by Rule 30a-2(a) under the Investment Company Act of 1940.

 



 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934 and the Investment Company Act of 1940, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

 

 

By:

/s/ Adam M. Derechin

 

 

 

 

Name: Adam M. Derechin

 

Title: President

 

 

 

Date: May 26, 2006

 

 

Pursuant to the requirements of the Securities Exchange Act of 1934 and the Investment Company Act of 1940, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

 

By:

/s/ Adam M. Derechin

 

By:

/s/ Jay J. Chen

 

Name: Adam M. Derechin

 

Name: Jay J. Chen

Title: President and principal

 

Title: Treasurer and principal

executive officer

 

financial officer

 

 

Date: May 26, 2006