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)

 

Francis C. Poli
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, 2011

 

 



 

Item 1. Schedule of Investments

 



 

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS

March 31, 2011 (Unaudited)

 

 

 

Number
of Shares

 

Value

 

COMMON STOCK 110.6%

 

 

 

 

 

BANK 0.2%

 

 

 

 

 

SJB Escrow Corp., Class A, 144A(a),(b),(c),(d)

 

119,300

 

$

2,386,000

 

REAL ESTATE 110.4%

 

 

 

 

 

DIVERSIFIED 8.6%

 

 

 

 

 

American Assets Trust(e)

 

281,905

 

5,996,119

 

BGP Holdings PLC (EUR) (Australia)(a),(c),(d)

 

3,927,678

 

0

 

Forest City Enterprises(a),(e),(f)

 

1,438,319

 

27,083,547

 

Great Eagle Holdings Ltd. (Hong Kong)

 

1,231,743

 

4,125,050

 

Vornado Realty Trust(e),(f)

 

671,427

 

58,749,862

 

 

 

 

 

95,954,578

 

HEALTH CARE 11.5%

 

 

 

 

 

Cogdell Spencer(e),(f),(g)

 

1,933,100

 

11,482,614

 

HCP(e),(f)

 

467,013

 

17,718,473

 

Health Care REIT(e),(f)

 

602,180

 

31,578,319

 

Nationwide Health Properties(e),(f)

 

526,059

 

22,373,289

 

Senior Housing Properties Trust

 

513,400

 

11,828,736

 

Ventas(e),(f)

 

622,752

 

33,815,434

 

 

 

 

 

128,796,865

 

HOTEL 8.6%

 

 

 

 

 

DiamondRock Hospitality Co.

 

1,063,352

 

11,877,642

 

Hersha Hospitality Trust

 

1,854,154

 

11,013,675

 

Hospitality Properties Trust(e),(f)

 

327,569

 

7,583,222

 

Host Hotels & Resorts(e),(f)

 

1,350,609

 

23,784,224

 

Hyatt Hotels Corp., Class A(a),(e)

 

452,416

 

19,471,985

 

Starwood Hotels & Resorts Worldwide

 

202,128

 

11,747,679

 

Sunstone Hotel Investors(a),(e),(f)

 

1,071,453

 

10,918,106

 

 

 

 

 

96,396,533

 

INDUSTRIAL 4.6%

 

 

 

 

 

ProLogis(e),(f)

 

3,086,462

 

49,321,663

 

Segro PLC (United Kingdom)(e)

 

429,799

 

2,216,688

 

 

 

 

 

51,538,351

 

 

1



 

 

 

Number
of Shares

 

Value

 

OFFICE 12.4%

 

 

 

 

 

BioMed Realty Trust

 

290,507

 

$

5,525,443

 

Boston Properties(e),(f)

 

597,168

 

56,641,385

 

Brandywine Realty Trust(e),(f)

 

809,291

 

9,824,793

 

Douglas Emmett(e),(f)

 

644,546

 

12,085,238

 

Hudson Pacific Properties(g)

 

523,428

 

7,694,392

 

Liberty Property Trust(e),(f)

 

701,855

 

23,091,029

 

Mack-Cali Realty Corp.(e)

 

350,136

 

11,869,610

 

SL Green Realty Corp.(e),(f)

 

160,850

 

12,095,920

 

 

 

 

 

138,827,810

 

OFFICE/INDUSTRIAL 0.7%

 

 

 

 

 

PS Business Parks(e)

 

137,264

 

7,953,076

 

RESIDENTIAL 27.6%

 

 

 

 

 

APARTMENT 26.6%

 

 

 

 

 

Apartment Investment & Management Co.(e),(f)

 

1,010,651

 

25,741,281

 

Associated Estates Realty Corp.(e),(f)

 

770,890

 

12,241,733

 

AvalonBay Communities(e),(f)

 

344,822

 

41,406,226

 

BRE Properties(e),(f)

 

435,375

 

20,540,992

 

Campus Crest Communities(e),(f)

 

593,937

 

7,026,275

 

Education Realty Trust

 

757,961

 

6,086,427

 

Equity Residential(e),(f)

 

1,659,117

 

93,590,790

 

Essex Property Trust(e)

 

140,337

 

17,401,788

 

Home Properties

 

360,100

 

21,227,895

 

Post Properties(e)

 

387,722

 

15,218,089

 

UDR(e),(f)

 

1,505,193

 

36,681,553

 

 

 

 

 

297,163,049

 

MANUFACTURED HOME 1.0%

 

 

 

 

 

Equity Lifestyle Properties(e),(f)

 

196,509

 

11,328,744

 

TOTAL RESIDENTIAL

 

 

 

308,491,793

 

 

2



 

 

 

Number
of Shares

 

Value

 

SELF STORAGE 7.0%

 

 

 

 

 

Public Storage(e),(f)

 

578,689

 

$

64,182,397

 

Sovran Self Storage(e),(f)

 

193,577

 

7,655,970

 

U-Store-It Trust

 

591,738

 

6,225,084

 

 

 

 

 

78,063,451

 

SHOPPING CENTER 27.3%

 

 

 

 

 

COMMUNITY CENTER 8.8%

 

 

 

 

 

Acadia Realty Trust(e),(f)

 

1,082,829

 

20,487,125

 

Developers Diversified Realty Corp.(e),(f)

 

2,006,183

 

28,086,562

 

Kimco Realty Corp.(e),(f)

 

820,323

 

15,044,724

 

Ramco-Gershenson Properties Trust

 

601,660

 

7,538,800

 

Regency Centers Corp.

 

442,355

 

19,233,595

 

Urstadt Biddle Properties-Class A

 

409,097

 

7,781,025

 

 

 

 

 

98,171,831

 

REGIONAL MALL 18.5%

 

 

 

 

 

General Growth Properties(e),(f)

 

2,327,737

 

36,033,369

 

Pennsylvania REIT(e),(f)

 

547,312

 

7,810,142

 

Simon Property Group(e),(f)

 

1,415,944

 

151,732,559

 

Westfield Group (Australia)

 

802,900

 

7,756,677

 

Westfield Retail Trust (Australia)

 

1,459,900

 

3,956,324

 

 

 

 

 

207,289,071

 

TOTAL SHOPPING CENTER

 

 

 

305,460,902

 

SPECIALTY 2.1%

 

 

 

 

 

Digital Realty Trust(e),(f)

 

207,402

 

12,058,352

 

DuPont Fabros Technology(e),(f)

 

439,694

 

10,662,580

 

 

 

 

 

22,720,932

 

TOTAL REAL ESTATE

 

 

 

1,234,204,291

 

TOTAL COMMON STOCK (Identified cost—$937,545,545)

 

 

 

1,236,590,291

 

 

3



 

 

 

Number
of Shares

 

Value

 

PREFERRED SECURITIES—$25 PAR VALUE 23.0%

 

 

 

 

 

FINANCE—MORTGAGE LOAN/BROKER 0.4%

 

 

 

 

 

Countrywide Capital IV, 6.75%

 

90,000

 

$

2,229,300

 

Countrywide Capital V, 7.00%

 

100,000

 

2,501,000

 

 

 

 

 

4,730,300

 

INSURANCE—MULTI-LINE—FOREIGN 0.6%

 

 

 

 

 

ING Groep N.V., 7.05%(e)

 

185,000

 

4,314,200

 

ING Groep N.V., 7.375%

 

100,000

 

2,403,000

 

 

 

 

 

6,717,200

 

REAL ESTATE 22.0%

 

 

 

 

 

DIVERSIFIED 3.1%

 

 

 

 

 

Capital Lease Funding, 8.125%, Series A

 

162,000

 

4,014,360

 

Cousins Properties, 7.75%, Series A

 

60,000

 

1,506,000

 

Duke Realty Corp., 7.25%, Series N(e)

 

129,000

 

3,223,710

 

DuPont Fabros Technology, 7.875%, Series A

 

200,000

 

5,010,000

 

DuPont Fabros Technology, 7.625%, Series B

 

150,000

 

3,727,500

 

Entertainment Properties Trust, 7.75%, Series B(e)

 

70,000

 

1,704,500

 

Lexington Realty Trust, 6.50%, Series C ($50 par value)(e)

 

91,250

 

3,895,463

 

Lexington Realty Trust, 7.55%, Series D(e)

 

515,025

 

12,164,890

 

 

 

 

 

35,246,423

 

HEALTH CARE 1.6%

 

 

 

 

 

Cogdell Spencer, 8.50%, Series A

 

80,000

 

1,974,400

 

HCP, 7.10%, Series F(e)

 

49,919

 

1,242,484

 

Health Care REIT, 7.875%, Series D(e)

 

88,600

 

2,246,010

 

Health Care REIT, 7.625%, Series F(e)

 

371,254

 

9,478,114

 

Health Care REIT, 6.50%, Series I ($50 Par Value)(Convertible)

 

60,000

 

3,126,000

 

 

 

 

 

18,067,008

 

 

4



 

 

 

Number
of Shares

 

Value

 

HOTEL 3.0%

 

 

 

 

 

Hospitality Properties Trust, 8.875%, Series B(e),(f)

 

94,825

 

$

2,418,986

 

Hospitality Properties Trust, 7.00%, Series C(e)

 

343,499

 

8,364,201

 

LaSalle Hotel Properties, 7.25%, Series G(e)

 

445,900

 

10,612,420

 

LaSalle Hotel Properties, 7.50%, Series H

 

100,000

 

2,407,000

 

Pebblebrook Hotel Trust, 7.875 %, Series A

 

220,000

 

5,497,800

 

Sunstone Hotel Investors, 8.00%, Series A(e)

 

160,450

 

3,964,719

 

 

 

 

 

33,265,126

 

INDUSTRIAL 0.9%

 

 

 

 

 

First Industrial Realty Trust, 7.25%, Series J

 

121,000

 

2,758,800

 

First Potomac Realty Trust, 7.75%, Series A

 

100,000

 

2,500,000

 

Monmouth Real Estate Investment Corp., 7.63%, Series A(c)

 

200,000

 

5,035,000

 

 

 

 

 

10,293,800

 

OFFICE 3.5%

 

 

 

 

 

BioMed Realty Trust, 7.375%, Series A(e),(f)

 

454,499

 

11,607,905

 

Brandywine Realty Trust, 7.375%, Series D(e)

 

89,000

 

2,225,890

 

CommonWealth REIT, 6.50%, Series D (Convertible)(e)

 

173,800

 

3,740,176

 

Corporate Office Properties Trust, 7.625%, Series J(e)

 

263,900

 

6,602,778

 

Cousins Properties, 7.50%, Series B(e),(f)

 

307,775

 

7,642,053

 

Kilroy Realty Corp., 7.50%, Series F(e)

 

133,800

 

3,369,753

 

SL Green Realty Corp., 7.625%, Series C(e)

 

165,034

 

4,135,752

 

 

 

 

 

39,324,307

 

RESIDENTIAL 4.4%

 

 

 

 

 

APARTMENT 3.9%

 

 

 

 

 

Alexandria Real Estate Equities, 7.00%, Series D (e)

 

275,000

 

7,067,500

 

Apartment Investment & Management Co., 8.00%, Series T(e)

 

148,861

 

3,736,411

 

Apartment Investment & Management Co., 7.75%, Series U(e)

 

1,024,750

 

25,588,008

 

Apartment Investment & Management Co., 8.00%, Series V(e)

 

201,200

 

5,062,192

 

Apartment Investment & Management Co., 7.875%, Series Y(e)

 

100,000

 

2,505,000

 

 

 

 

 

43,959,111

 

 

5



 

 

 

Number
of Shares

 

Value

 

MANUFACTURED HOME 0.5%

 

 

 

 

 

Equity Lifestyle Properties, 8.034 %, Series A

 

200,000

 

$

4,958,000

 

TOTAL RESIDENTIAL

 

 

 

48,917,111

 

SHOPPING CENTER 5.0%

 

 

 

 

 

COMMUNITY CENTER 2.3%

 

 

 

 

 

Cedar Shopping Centers, 8.875%, Series A(e)

 

200,000

 

5,010,000

 

Developers Diversified Realty Corp., 7.375%, Series H(e)

 

384,331

 

9,531,409

 

Kimco Realty Corp., 7.75%, Series G(e)

 

144,188

 

3,728,701

 

Kite Realty Group Trust, 8.25%, Series A

 

100,000

 

2,436,000

 

Urstadt Biddle Properties, 8.50%, Series C ($100 par value)(c),(e)

 

37,130

 

3,856,136

 

Weingarten Realty Investors, 6.50%, Series F(e)

 

62,065

 

1,472,182

 

 

 

 

 

26,034,428

 

FREE STANDING 0.2%

 

 

 

 

 

National Retail Properties, 7.375%, Series C(e)

 

76,800

 

1,939,200

 

REGIONAL MALL 2.5%

 

 

 

 

 

CBL & Associates Properties, 7.75%, Series C(e)

 

155,000

 

3,859,500

 

CBL & Associates Properties, 7.375%, Series D(e),(f)

 

726,988

 

17,673,078

 

Simon Property Group, 8.375%, Series J ($50 par value)(c)

 

96,017

 

5,876,241

 

 

 

 

 

27,408,819

 

TOTAL SHOPPING CENTER

 

 

 

55,382,447

 

SPECIALTY 0.5%

 

 

 

 

 

Entertainment Properties Trust, 9.00%, Series E

 

191,000

 

5,277,330

 

TOTAL REAL ESTATE

 

 

 

245,773,552

 

TOTAL PREFERRED SECURITIES—$25 PAR VALUE (Identified cost—$244,533,217)

 

 

 

257,221,052

 

PREFERRED SECURITIES—CAPITAL SECURITIES 3.2%

 

 

 

 

 

BANK 1.0%

 

 

 

 

 

Citigroup Capital III, 7.625%, due 12/1/36

 

4,000,000

 

4,156,800

 

Farm Credit Bank of Texas, 10.00%, due 12/15/20, Series I

 

6,000

 

6,738,750

 

 

 

 

 

10,895,550

 

 

6



 

 

 

Number
of Shares

 

Value

 

BANK—FOREIGN 0.7%

 

 

 

 

 

Barclays Bank PLC, 6.860%, due 9/29/49, 144A (FRN) (United Kingdom)(b)

 

4,000,000

 

$

3,780,000

 

LBG Capital No.1 PLC, 8.00%, due 12/29/49, 144A (United Kingdom)(b)

 

4,300,000

 

4,149,500

 

 

 

 

 

7,929,500

 

INSURANCE 1.1%

 

 

 

 

 

PROPERTY CASUALTY 0.7%

 

 

 

 

 

Liberty Mutual Group, 7.80%, due 3/15/37, 144A(b),(e)

 

4,525,000

 

4,547,625

 

Liberty Mutual Group, 10.75%, due 6/15/58, 144A(b),(e)

 

3,110,000

 

4,074,100

 

 

 

 

 

8,621,725

 

REINSURANCE—FOREIGN 0.4%

 

 

 

 

 

Catlin Insurance Co., 7.249%, due 12/31/49, 144A(b)

 

4,640,000

 

4,408,000

 

TOTAL INSURANCE

 

 

 

13,029,725

 

REAL ESTATE—DIVERSIFIED 0.4%

 

 

 

 

 

IVG Immobilien AG, 8.00% (Germany)(c)

 

3,500,000

 

4,141,765

 

TOTAL PREFERRED SECURITIES—CAPITAL SECURITIES (Identified cost—$33,369,861)

 

 

 

35,996,540

 

 

 

 

Principal
Amount

 

 

 

CORPORATE BONDS 2.4%

 

 

 

 

 

REAL ESTATE

 

 

 

 

 

INDUSTRIAL 0.7%

 

 

 

 

 

Country Garden Holdings Co., 11.125%, due 2/23/18, 144A(b)

 

$

3,000,000

 

3,060,000

 

First Industrial LP, 7.60%, due 7/15/28

 

4,691,000

 

4,626,503

 

 

 

 

 

7,686,503

 

OFFICE 0.7%

 

 

 

 

 

BR Properties SA, 9.00%, due 12/31/49, 144A (b),(c)

 

7,500,000

 

7,453,125

 

 

7



 

 

 

Number
of Shares

 

Value

 

SHOPPING CENTER 1.0%

 

 

 

 

 

BR Malls International Finance Ltd., 8.50%, due 1/29/49, 144A (Brazil)(b)

 

$

4,000,000

 

$

4,200,000

 

General Shopping Finance Ltd., 10.00%, due 11/29/49, 144A(b)

 

7,415,000

 

7,544,763

 

 

 

 

 

11,744,763

 

TOTAL CORPORATE BONDS (Identified cost—$26,142,404)

 

 

 

26,884,391

 

SHORT-TERM INVESTMENTS 0.4%

 

 

 

 

 

MONEY MARKET FUNDS

 

 

 

 

 

Federated Government Obligations Fund, 0.01%(h)

 

2,450,203

 

2,450,203

 

State Street Institutional Liquid Reserves Fund, 0.19%(h)

 

2,452,623

 

2,452,623

 

TOTAL SHORT-TERM INVESTMENTS (Identified cost—$4,902,826)

 

 

 

4,902,826

 

 

 

 

 

 

 

TOTAL INVESTMENTS (Identified cost—$1,246,493,853)

 

139.6

%

 

 

1,561,595,100

 

 

 

 

 

 

 

 

 

LIABILITIES IN EXCESS OF OTHER ASSETS

 

(39.6

)

 

 

(443,295,694

)

 

 

 

 

 

 

 

 

NET ASSETS (Equivalent to $10.17 per share based on 109,998,718 shares of common stock outstanding)

 

100.0

%

 

 

$

1,118,299,406

 

 

Glossary of Portfolio Abbreviations

 

EUR

Euro Currency

FRN

Floating Rate Note

REIT

Real Estate Investment Trust

 


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

(a)

Non-income producing security.

(b)

Resale is restricted to qualified institutional investors. Aggregate holdings equal 4.1% of net assets of the Fund, of which 0.9% is illiquid.

(c)

Illiquid security. Aggregate holdings equal 2.6% of net assets of the Fund.

 

8



 

(d)

Fair valued security. This security has been valued at its fair value as determined in good faith under procedures established by and under the general supervision of the Fund’s Board of Directors. Aggregate fair value securities represent 0.2% of net assets of the Fund.

(e)

A portion or all of the security is pledged in connection with the revolving credit agreement: $955,257,723 has been pledged as collateral.

(f)

A portion or all of the security has been rehypothecated in connection with the Fund’s revolving credit agreement in the aggregate amount of $454,568,613.

(g)

A portion of the security is segregated as collateral for interest rate swap transactions: $6,351,000 has been segregated as collateral.

(h)

Rate quoted represents the seven day yield of the fund.

 

9



 

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS

March 31, 2011 (Unaudited)

 

Interest rate swaps outstanding at March 31, 2011 are as follows:

 

 

 

 

 

Fixed

 

Floating Rate(a)

 

 

 

Unrealized

 

 

 

Notional

 

Rate

 

(resets monthly)

 

Termination

 

Appreciation

 

Counterparty

 

Amount

 

Payable

 

Receivable

 

Date

 

(Depreciation)

 

 

 

 

 

 

 

 

 

 

 

 

 

Merrill Lynch Derivative Products AG

 

$

15,000,000

 

2.934

%

0.250

%

July 25, 2012

 

$

(465,387

)

Merrill Lynch Derivative Products AG

 

$

35,000,000

 

3.430

%

0.254

%

November 22, 2012

 

(1,562,062

)

Merrill Lynch Derivative Products AG

 

$

88,000,000

 

3.600

%

0.248

%

January 29, 2014

 

(5,512,520

)

Royal Bank of Canada

 

$

20,000,000

 

3.615

%

0.254

%

January 16, 2013

 

(1,032,750

)

Royal Bank of Canada

 

$

70,000,000

 

1.865

%

0.256

%

June 13, 2015

 

471,726

 

Royal Bank of Canada

 

$

46,000,000

 

2.474

%

0.258

%

February 10, 2016

 

(417,121

)

UBS AG

 

$

5,000,000

 

3.600

%

0.254

%

January 17, 2013

 

(256,638

)

UBS AG

 

$

13,000,000

 

3.639

%

0.254

%

April 17, 2013

 

(742,543

)

UBS AG

 

$

30,000,000

 

3.615

%

0.248

%

February 28, 2014

 

(1,914,777

)

 

 

 

 

 

 

 

 

 

 

$

(11,432,072

)

 


(a) Based on LIBOR (London Interbank Offered Rate).  Represents rates in effect at March 31, 2011.

 

Limited Access

 

10



 

Cohen & Steers Quality Income Realty Fund, Inc.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)

 

Note 1. Portfolio Valuation: Investments in securities that are listed on the New York Stock Exchange are valued, except as indicated below, at the last sale price reflected at the close of the New York Stock Exchange 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 asked prices for the day or, if no asked price is available, at the bid price. Exchange traded options are valued at their last sale price as of the close of options trading on applicable exchanges.  In the absence of a last sale, options are valued at the average of the quoted bid and asked prices as of the close of business. Over-the-counter options quotations are provided by the respective counterparty when such prices are believed by the Board of Directors to reflect the fair market value.

 

Securities not listed on the New York Stock Exchange but listed on other domestic or foreign securities exchanges are valued in a similar manner. Securities traded on more than one securities exchange are valued at the last sale price on the business day as of which such value is being determined as reflected on the tape at the close of the exchange representing the principal market for such securities. 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 foreign securities may be fair valued pursuant to procedures established by the Board of Directors.

 

Readily marketable securities traded in the over-the-counter market, including listed securities whose primary market is believed by Cohen & Steers Capital Management, Inc. (the investment manager) to be over-the-counter, are valued at the official closing prices as reported by sources as the Board of Directors deem appropriate to reflect their fair market value. If there has been no sale on such day, the securities are valued at the mean of the closing bid and asked prices for the day, or if no asked price is available, at the bid price. However, certain fixed-income securities may be valued on the basis of prices provided by a pricing service when such prices are believed by the Board of Directors to reflect the fair market value of such securities.

 

Securities for which market prices are unavailable, or securities for which the investment manager determines that the bid and/or asked price or a counterparty valuation does not reflect market value, will be valued at fair value 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.

 

The Fund’s use of fair value pricing may cause the net asset value of Fund shares to differ from the net asset value 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

 

11



 

Cohen & Steers Quality Income Realty Fund, Inc.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited) (Continued)

 

materially different than the value that could be realized upon the sale of that security.

 

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

 

Fair value is defined as the price that the Fund would receive to sell an investment or 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 securities are not necessarily an indication of the risk associated with investing in those securities.

 

The following is a summary of the inputs used as of March 31, 2011 in valuing the Fund’s investments carried at value:

 

 

 

Total

 

Quoted
Prices In
Active Market
for Identical
Assets
(Level 1)

 

Significant
Other
Observable
Inputs
(Level 2)

 

Significant
Unobservable
Inputs
(Level 3)

 

Common Stock — Bank

 

$

2,386,000

 

$

 

$

 

$

2,386,000

 

Common Stock — Other Industries

 

1,234,204,291

 

1,234,204,291

 

 

 

Preferred Securities — $25 Par Value

 

257,221,052

 

257,221,052

 

 

 

Preferred Securities — Capital Securities

 

35,996,540

 

 

35,996,540

 

 

Corporate Bonds

 

26,884,391

 

 

26,884,391

 

 

Money Market Funds

 

4,902,826

 

 

4,902,826

 

 

Total Investments

 

$

1,561,595,100

 

$

1,491,425,343

 

$

67,783,757

 

$

2,386,000

 

Other Financial Instruments*

 

$

(11,432,072

)

 

$

(11,432,072

)

 

 

12



 

Cohen & Steers Quality Income Realty Fund, Inc.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited) (Continued)

 


* Other financial instruments are interest rate swap contracts.

 

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

 

 

 

Total
Investments
in Securities

 

Common
Stock - Bank

 

Corporate
Bonds —
Real Estate —
Office

 

Balance as of December 31, 2010

 

$

9,848,500

 

$

2,386,000

 

$

7,462,500

 

Change in unrealized appreciation (depreciation)

 

(9,375

)

 

(9,375

)

Transfers in and/or out of Level 3

 

(7,453,125

)

 

(7,453,125

)

Balance as of March 31, 2011

 

$

2,386,000

 

$

2,386,000

 

$

 

 

Investments classified as Level 3 infrequently trade and have significant unobservable inputs. The Level 3 securities have been fair valued utilizing inputs and assumptions which include book value, recent comparables in similar securities, as well as liquidity and market risk factors.

 

Note 2. Derivative Instruments:  The following is a summary of the market valuations of the Fund’s derivative instruments as of March 31, 2011:

 

Interest rate contracts

 

$

(11,432,072

)

 

Interest Rate Swaps: The Fund uses interest rate swaps in connection with borrowing under its credit agreement. The interest rate swaps are intended to reduce the risk that an increase in short-term interest rates could have on the performance of the Fund’s common shares as a result of the floating rate structure of the credit agreement. In these 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 agreeing to pay the Fund a variable rate payment that is intended to approximate the Fund’s variable rate payment obligation on the credit agreement. 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 common shares. The market value of interest rate swaps is based on pricing models that consider the time value of money, volatility, the current market and contractual prices of the underlying financial instrument. Unrealized appreciation is reported as an asset and unrealized depreciation is reported as a liability on the Statement of Assets and Liabilities. The change in value of swaps, including the accrual of periodic amounts of interest to be paid or received on swaps, is reported as unrealized appreciation or depreciation in the Statement of Operations. A realized gain or loss is recorded upon payment or receipt of a periodic payment or termination of swap agreements. Swap agreements involve, to varying degrees, elements of market and counterparty risk, and exposure to loss in excess of the related amounts reflected in the Statement of Assets and Liabilities. The Fund’s maximum risk of loss from counterparty credit risk is the discounted net value of the cash flows to

 

13



 

Cohen & Steers Quality Income Realty Fund, Inc.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited) (Continued)

 

be received from the counterparty over the contract’s remaining life, to the extent that such amount is positive.

 

Note 3. Income Tax Information

 

As of March 31, 2011, the federal tax cost and net unrealized appreciation on securities were as follows:

 

Gross unrealized appreciation

 

$

321,871,023

 

Gross unrealized depreciation

 

(6,769,776

)

Net unrealized appreciation

 

$

315,101,247

 

Cost for federal income tax purposes

 

$

1,246,493,853

 

 

14



 

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     , 2011

 

 

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/ James Giallanza

 

Name: Adam M. Derechin

 

Name: James Giallanza

 

Title: President and Principal Executive Officer

 

Title: Treasurer and Principal Financial Officer

 

 

Date: May     , 2011