CNS

A month has gone by since the last earnings report for MSCI (MSCI). Shares have lost about 1% in that time frame, underperforming the S&P 500. Will the recent negative trend continue leading up to its next earnings release, or is MSCI due for a breakout? Before we dive into how investors and analysts have reacted as of late, let's take a quick look at its most recent earnings report in order to get a better handle on the important drivers. MSCI reported second-quarter 2026 adjusted earnings of $4.94 per share, up 18.5% year over year. The figure beat the Zacks Consensus Estimate by 0.82%.Revenues increased 12.2% year over year to $867 million and surpassed the consensus mark by 0.90%. Growth reflected higher recurring subscription revenues and asset-based fees. The retention rate improved to 95.3%, while period-end AUM in ETFs linked to MSCI equity indexes reached $2.818 trillion.Recurring subscription revenues rose 9% year over year to $613.4 million. Asset-based fees advanced 26.6% to $233.1 million, benefiting from higher AUM in ETFs and non-ETF indexed funds linked to MSCI indexes. Non-recurring revenues declined 20.5% to $20.5 million. In second-quarter 2026, Index revenues of $511 million increased 17.5% year over year. Recurring subscriptions and asset-based fees rose 11.6% and 26.6% on a year-over-year basis, respectively. Non-recurring revenues slipped 1.3% year over year. Organically, Index’s operating revenue growth was 17.5%.The segment’s adjusted EBITDA rose 20.5% to $397.8 million, and its margin expanded to 77.8% from 75.9%. Index run rate reached $2.027 billion, up 17.4%, supported by market-cap-weighted and custom index products across client segments and regions.Analytics’ operating revenues of $189.4 million increased 6.6% year over year, aided by growth in Equity Analytics and Multi-Asset Class products. Recurring subscription revenues jumped 9.5% and non-recurring revenues decreased 55.7% on a year-over-year basis. Organically, Analytics’ operating revenue growth was 7%. However, adjusted EBITDA fell 5% to $88 million as expenses grew faster than revenues. The segment’s margin contracted to 46.5% from 52.1%.Sustainability and Climate revenues rose 3.4% to $91.9 million, while adjusted EBITDA increased 12.3%. While recurring subscriptions increased 4% year over year, non-recurring revenues declined 26.3% on a year-over-year basis. Organically, Sustainability and Climate operating revenue growth was 3%. The segment’s adjusted EBITDA rose 12.3% to $35.6 million, and its margin expanded to 38.7% from 35.6%.All Other – Private Assets operating revenues, which primarily comprise the Real Assets operating segment and the Private Capital Solutions, were $74.7 million, up 4.9% year over year. Organic operating revenue growth for All Other – Private Assets was 4.4%. However, adjusted EBITDA fell 14.1% to $17.1 million. The segment’s margin contracted to 22.9% from 28%. New recurring subscription sales increased 1.9% year over year to $76.6 million. Subscription cancellations declined 7.3%, helping net new recurring subscription sales grow 8.4% to $47.5 million. Total net sales decreased 1.4% because of weaker non-recurring activity.Index net new recurring subscription sales surged 40.5% to $28.1 million. All Other – Private Assets also delivered a 57.5% increase. These gains were partly offset by declines in Analytics and Sustainability and Climate, where net new recurring subscription sales fell 24.3% and 62%, respectively. Total operating expenses increased 9.2% year over year to $379.5 million. The rise reflected higher information technology, market data, professional fees, occupancy and compensation costs. Expenses also included amounts related to the Compass, Vantager and PM Insights acquisitions.Operating income grew 14.6% to $487.5 million. The operating margin improved 120 basis points to 56.2%, while adjusted EBITDA advanced 13.5% to $538.5 million. The adjusted EBITDA margin widened 70 basis points to 62.1%, reflecting revenue growth that outpaced adjusted costs. As of June 30, 2026, cash and cash equivalents stood at $356.4 million, while total principal debt was $6.4 billion. The debt-to-adjusted EBITDA ratio was 3.1 times.Net cash provided by operating activities increased 10.3% year over year to $370.8 million. Free cash flow rose 8.2% to $326.4 million.MSCI repurchased $145 million of shares during the quarter and paid about $149.2 million in dividends. MSCI raised its full-year operating expense outlook to $1.535-$1.575 billion from $1.490-$1.530 billion. Adjusted EBITDA expense guidance increased to $1.340-$1.370 billion from $1.305-$1.335 billion, reflecting acquisitions, stronger index-linked AUM and additional growth investments.The company now expects net cash provided by operating activities of $1.655-$1.705 billion and free cash flow of $1.485-$1.545 billion. Interest expense is projected to be between $282 million and $286 million, while capital expenditures are anticipated to be in the range of $160-$170 million. In the past month, investors have witnessed a downward trend in fresh estimates. At this time, MSCI has a nice Growth Score of B, though it is lagging a lot on the Momentum Score front with an F. Following the exact same course, the stock has a grade of F on the value side, putting it in the lowest quintile for value investors. Overall, the stock has an aggregate VGM Score of D. If you aren't focused on one strategy, this score is the one you should be interested in. Estimates have been broadly trending downward for the stock, and the magnitude of these revisions indicates a downward shift. Notably, MSCI has a Zacks Rank #3 (Hold). We expect an in-line return from the stock in the next few months. MSCI is part of the Zacks Financial - Investment Management industry. Over the past month, Cohen & Steers Inc (CNS), a stock from the same industry, has gained 0.9%. The company reported its results for the quarter ended June 2026 more than a month ago. Cohen & Steers reported revenues of $152.73 million in the last reported quarter, representing a year-over-year change of +12.2%. EPS of $0.85 for the same period compares with $0.73 a year ago. For the current quarter, Cohen & Steers is expected to post earnings of $0.89 per share, indicating a change of +9.9% from the year-ago quarter. The Zacks Consensus Estimate has changed 0% over the last 30 days. The overall direction and magnitude of estimate revisions translate into a Zacks Rank #2 (Buy) for Cohen & Steers. Also, the stock has a VGM Score of F. Want the latest recommendations from Zacks Investment Research? Today, you can download 7 Best Stocks for the Next 30 Days. Click to get this free report MSCI Inc (MSCI) : Free Stock Analysis Report Cohen & Steers Inc (CNS) : Free Stock Analysis Report This article originally published on Zacks Investment Research (zacks.com). Zacks Investment Research

Cohen & Steers, Inc. recently reported second-quarter 2026 results showing higher revenue of US$152.73 million and net income of US$49.34 million compared with the same period a year earlier, alongside stronger earnings per share for both the quarter and first half of the year. The firm also appointed industry veteran Erik Schneberger as Executive Vice President and Chief Marketing Officer, signaling a focus on expanding and sharpening its global marketing and client engagement capabilities across regions and channels. We’ll now examine how the stronger earnings momentum and new marketing leadership could influence Cohen & Steers’ existing investment narrative. We've uncovered the 8 dividend fortresses yielding 5%+ that don't just survive market storms, but thrive in them. To stay invested in Cohen & Steers, you need to believe its focus on real assets and active management can continue to justify its fee structure and support earnings, even as client preferences evolve. The latest quarter’s higher revenue and net income confirm the business is currently scaling, while the appointment of a seasoned Chief Marketing Officer could reinforce global distribution efforts. However, these updates do not materially change the near term risk that higher expenses and regional concentration could pressure margins. Among recent announcements, the second quarter 2026 earnings release is most relevant here. Stronger revenue of US$152.73 million and net income of US$49.34 million provide more room to invest in marketing and product expansion, which ties directly into the firm’s active ETF and global distribution initiatives. For investors watching catalysts, this pairing of improving financial results with upgraded leadership in marketing may be an important proof point that the firm is aligning its resources with its growth priorities. Yet, against this progress, the ongoing risk that elevated costs outpace revenue growth is something investors should be aware of, especially if... Read the full narrative on Cohen & Steers (it's free!) Cohen & Steers' narrative projects $611.2 million revenue and $204.4 million earnings by 2029. This requires 2.5% yearly revenue growth and about a $48.6 million earnings increase from $155.8 million today. Uncover how Cohen & Steers' forecasts yield a $71.33 fair value, a 13% downside to its current price. Some of the lowest analysts paint a much more cautious picture, assuming revenue of about US$614.5 million and earnings of US$214.0 million by 2029, so you should recognize how differently others view Cohen & Steers’ potential and consider whether today’s stronger results and new CMO might eventually shift those more pessimistic expectations. Explore another fair value estimate on Cohen & Steers - why the stock might be worth 13% less than the current price! Don't just follow the ticker - dig into the data and build a conviction that's truly your own. A great starting point for your Cohen & Steers research is our analysis highlighting 2 key rewards and 2 important warning signs that could impact your investment decision. Our free Cohen & Steers research report provides a comprehensive fundamental analysis summarized in a single visual - the Snowflake - making it easy to evaluate Cohen & Steers' overall financial health at a glance. Opportunities like this don't last. These are today's most promising picks. Check them out now: Invest in the nuclear renaissance through our list of 90 elite nuclear energy infrastructure plays powering the global AI revolution. The future of work is here. Discover the 34 top robotics and automation stocks leading the charge in AI-driven automation and industrial transformation. The latest GPUs need a type of rare earth metal called Neodymium and there are only 29 companies in the world exploring or producing it. Find the list for free. This article by Simply Wall St is general in nature. We provide commentary based on historical data and analyst forecasts only using an unbiased methodology and our articles are not intended to be financial advice. It does not constitute a recommendation to buy or sell any stock, and does not take account of your objectives, or your financial situation. We aim to bring you long-term focused analysis driven by fundamental data. Note that our analysis may not factor in the latest price-sensitive company announcements or qualitative material. Simply Wall St has no position in any stocks mentioned. Companies discussed in this article include CNS. Have feedback on this article? Concerned about the content? Get in touch with us directly. Alternatively, email [email protected]

Our analysts just identified a stock with the potential to be the next Nvidia. Tell us how you invest and we'll show you why it's our #1 pick. Tap here. Management attributed the $1.3 billion in net inflows—the highest in 4.5 years—to a macro environment that is increasingly aligning with the firm's core real asset strategies. The firm is observing a 'hardware, not software' investment cycle where physical constraints in power and AI infrastructure are creating significant pricing power for essential hard assets. U.S. Real Estate underperformance over the one-year period was identified as a specific outlier driven by cell tower REIT positioning, which management views as a temporary disconnect due to overblown satellite displacement fears. Strategic positioning in preferred securities is benefiting from a rotation away from private credit and a search for yield as investors replace cash positions. The firm's multi-strategy real assets portfolio is seeing accelerated global demand as a primary tool for diversification and resilience against persistent inflation. Management noted that listed real estate is leading a broader recovery, with valuations and fundamentals appearing more attractive than expensive broader equity markets and tight credit spreads. Management anticipates a sustainable double-digit return outlook for listed real estate strategies, driven by dividend yields of 3%-4% and accelerating earnings growth above the 6% historical norm. The firm expects to launch its seventh active ETF, a multi-strategy real assets version, by the fall to capture broader global flows into inflation-sensitive products. Strategic expansion into the global sub-advisory market is being prioritized to capture untapped potential for new allocations and takeaway opportunities in the U.S., Canada, and Asia. The institutional pipeline of $1.6 billion is expected to remain robust, supported by a 'shadow pipeline' and increased velocity in funding and mandate awards. Management maintains expense guidance with compensation and benefits projected at approximately 40% of revenues and mid-single-digit G&A growth relative to 2025. The firm successfully executed a rights offering for the RQI closed-end fund, raising $154 million to increase AUM by approximately $220 million including leverage. Active ETFs surpassed the $1 billion AUM milestone, with management focused on taking market share from the $100 billion passive real estate ETF category. The Future of Energy strategy was converted from an open-end fund to an ETF (CSEN) to improve distribution viability and platform placement. A new Chief Operating Officer role was created within the distribution team to improve operational efficiency and allow sales leaders to focus on strategy and client management. One stock. Nvidia-level potential. 30M+ investors trust Moby to find it first. Get the pick. Tap here. Management expects an improving demand profile for U.S. REITs as recent strong performance attracts capital and signals a market rotation. Institutional interest is broadening, with a significant backlog of allocators working through various time frames for new real estate entries. The $1.7 billion pipeline level has been sustained for four quarters, representing a dramatic increase from the period immediately following the interest rate regime change. The pipeline is the broadest in history by strategy and geography, including first-time allocations from markets like Hong Kong, Korea, and the Philippines. ETFs are being priced at a slight discount to the lowest-cost open-end share classes, resulting in fee rates comparable to or better than the firm's overall average of 58-59 basis points. The firm is focused on reaching critical mass in ETFs to secure placement on wirehouse model platforms, which typically requires higher AUM thresholds.

Interested in Cohen & Steers Inc? Here are five stocks we like better. Cohen & Steers posted stronger Q2 results, with adjusted earnings per share rising to $0.85 from $0.79 in Q1 and assets under management topping $100 billion. Net income increased 18% from a year earlier, while revenue grew faster than expenses, lifting adjusted operating margin to 36.3%. Net inflows were a major highlight, totaling $1.3 billion, one of the strongest quarters in recent history, driven mainly by open-end funds and led by U.S. real estate, preferred securities and global listed infrastructure. Management said the firm’s institutional pipeline remains healthy at $1.6 billion. Executives expressed optimism about real estate and real assets, saying fundamentals are improving and demand is recovering across several strategies. They also pointed to growth initiatives such as the expanding ETF platform and SICAV fund business, both of which are gaining traction internationally. Cohen & Steers (NYSE:CNS) reported higher second-quarter 2026 adjusted earnings and assets under management, as executives pointed to improving demand for real estate, infrastructure, preferred securities and broader real assets strategies. On the company’s earnings call, Chief Financial Officer Amit Muni said Cohen & Steers generated adjusted earnings per share of $0.85, up from $0.79 in the first quarter and $0.73 in the year-earlier quarter. Net income was $44 million, rising 8% sequentially and 18% from the second quarter of last year. → Why ASML’s AI Monopoly Is Still Getting Stronger Assets under management increased about 8% to more than $100 billion, driven by positive market performance and net inflows. Muni said the firm generated $1.3 billion of net inflows, “one of the strongest flow quarters in our recent history,” while its institutional pipeline stood at $1.6 billion. Revenue increased 5% from the prior quarter to $152 million, which Muni attributed to higher average assets under management from market appreciation and net inflows. Total operating expenses rose 3% to $97 million, primarily due to higher incentive compensation accruals tied to increased revenue. → Cintas Keeps Beating Expectations—And the Story Isn’t Over The firm’s adjusted operating margin improved to 36.3%, reflecting operating leverage as revenue growth exceeded expense growth. Muni said Cohen & Steers is maintaining its expense guidance, including compensation and benefits expenses of about 40% of revenue, mid-single-digit growth in general and administrative expenses compared with 2025 and a pro forma effective tax rate of 25% to 26%. The company ended the quarter with $219 million of cash and U.S. Treasuries on its balance sheet, along with about $136 million of liquid seed investments across its funds. Muni said that liquidity gives the firm “substantial financial flexibility” to support capital management priorities and strategic growth initiatives. → Blueprint for a Billion: Nebius Group Secures the AI Floor Muni said net inflows were primarily driven by the firm’s open-end funds, including mutual funds, exchange-traded funds and SICAVs. In the advisory business, the company experienced modest outflows mainly related to institutional client rebalancing. The sub-advisory business generated slight net inflows, as more than $500 million of new mandates were partly offset by redemptions. By strategy, U.S. real estate was the largest contributor to flows, complemented by demand for preferred securities and global listed infrastructure strategies. Chief Executive Officer Joseph Harvey said the quarter reflected continued “broad positive business momentum,” with the $1.3 billion in net inflows representing the highest level in four and a half years. It was also the seventh quarter of inflows in the past eight quarters. Harvey said that, with the exception of global real estate, every strategy recorded net inflows during the quarter. U.S. real estate led with $833 million in net inflows. The firm’s multi-strategy real assets portfolio generated $380 million in net inflows, bringing strategy-wide assets to $3 billion, which Harvey said represents a 29% compound annual growth rate since 2021. Global listed infrastructure recorded its sixth straight quarter of inflows and is active in the institutional channel, Harvey said. Preferred securities, the firm’s second-largest strategy by AUM, posted a second consecutive quarter of inflows. Preferreds AUM stood at $18 billion, compared with a prior peak of $27 billion. President and Chief Investment Officer Jon Cheigh said 41%, 91% and 97% of the firm’s AUM outperformed over the one-, three- and five-year periods, respectively. Cheigh said the one-year result was an “outlier” caused solely by U.S. REIT relative performance, while other strategies, including international real estate, continued to outperform. Within U.S. REITs, Cheigh said most short-term underperformance was driven by positioning in cell tower REITs, which have been affected by slower carrier spending following the initial 5G build-out and concerns that satellites could displace towers. He said the firm expects a return to its historical norm of 200 basis points of alpha in U.S. REITs going forward. Cheigh also highlighted global listed infrastructure performance, saying that team outperformed by 370 basis points over the last year. He said infrastructure remains a growing area of investor interest. Cheigh said U.S.-listed real estate returned 10.7% during the quarter and was up 14.9% year to date, while global real estate was up 9.6% for the year. Infrastructure returned 2.3% in the quarter and 10.7% year to date. Diversified real assets, despite a softer second quarter due to declines in energy prices and precious metals, were up 9.9% through the first half of the year, ahead of what Cheigh described as a roughly 6% return for a 60/40 portfolio. Cheigh said the firm believes the real estate recovery remains underappreciated. He said property fundamentals are improving across sectors, with particular strength in senior housing and data centers. He also cited return-to-office trends in New York and San Francisco, strong retail performance after limited new supply over the past decade, recovering industrial demand and the absorption of excess residential supply. Cheigh said U.S. and global REITs have delivered annualized returns of 10.1% and 10.7%, respectively, over the past three years. He said the firm believes double-digit returns are a sustainable forward outlook for its listed real estate strategies, even with interest rates at current or modestly higher levels. Private real estate values have stabilized after a prolonged correction, Cheigh said, and transaction activity continues to recover. He said the NFI-ODCE Index has delivered seven consecutive quarters of positive total returns through the first quarter and appears on track for an eighth. Cheigh also noted that Cohen & Steers Income Opportunities REIT, the firm’s non-traded REIT, has generated a 12.3% annualized total return since its 2024 inception through May, which he called industry-leading performance. Harvey said the firm’s active ETF platform surpassed $1 billion in AUM. Its largest ETF is its real estate strategy, with $450 million in AUM. Harvey said the company expects to launch its seventh ETF by the fall, a version of its multi-strategy real assets portfolio. The company’s SICAV fund platform reached $2 billion in AUM, with record net inflows of $326 million during the quarter. Harvey said inflows were led by multi-strategy real assets and global listed infrastructure, with international traction in markets including the United Kingdom, Japan and South Africa. Harvey said the company’s unfunded institutional pipeline remained broad by strategy and geography. The $1.6 billion pipeline included allocations to global listed infrastructure, TREF, U.S. real estate, global real estate, multi-strategy real assets and private real estate, with domiciles across 11 countries. During the question-and-answer session, Harvey said demand for U.S. real estate strategies is improving in both wealth management and institutional channels, aided by recent REIT performance and stronger fundamentals. He also said the company sees opportunities in global sub-advisory, including in the U.S., Canada, Australia and New Zealand, while noting that Japan has been more challenging recently due to local macro conditions and investor appetite for equities. Harvey closed the call by welcoming Muni as CFO and thanking Mike Donohue for serving as interim CFO during the transition. Cohen & Steers, Inc is a publicly traded investment management firm specializing in real estate securities and alternative income strategies. Founded in 1986 by Martin Cohen and Robert Steers, the company has built a reputation for expertise in listed real estate investment trusts (REITs) and related equities. Headquartered in New York City, Cohen & Steers applies a research-driven approach to identify value and income opportunities across global property markets. The firm offers a diverse range of investment products, including mutual funds, closed-end funds, and exchange-traded funds (ETFs). This instant news alert was generated by narrative science technology and financial data from MarketBeat in order to provide readers with the fastest reporting and unbiased coverage. Please send any questions or comments about this story to [email protected]. The article "Cohen & Steers Q2 Earnings Call Highlights" was originally published by MarketBeat. View MarketBeat's top stocks for July 2026.

This article first appeared on GuruFocus. Adjusted Earnings Per Share: $0.85 for the quarter, up from $0.79 in the first quarter and $0.73 in the second quarter of last year. Assets Under Management (AUM): Increased approximately 8% to over $100 billion. Net Inflows: $1.3 billion, one of the strongest flow quarters in recent history. Institutional Pipeline: Robust at $1.6 billion. Net Income: $44 million for the quarter, an increase of 8% from the first quarter and 18% from the second quarter of last year. Operating Margin: Improved to 36.3%. Revenue: Increased 5% to $152 million. Total Operating Expenses: Increased 3% to $97 million. Cash and US Treasuries: $219 million on the balance sheet. Liquid Seed Investments: Approximately $136 million across funds. Warning! GuruFocus has detected 11 Warning Signs with CNS. Is CNS fairly valued? Test your thesis with our free DCF calculator. Release Date: July 17, 2026 For the complete transcript of the earnings call, please refer to the full earnings call transcript. Cohen & Steers Inc (NYSE:CNS) reported adjusted earnings per share of $0.85 for the quarter, up from $0.79 in the first quarter and $0.73 in the second quarter of last year. Assets under management increased approximately 8% to over $100 billion, reflecting both positive market performance and strong net inflows. The company generated $1.3 billion of net inflows, marking one of the strongest flow quarters in its recent history. Net income was $44 million for the quarter, an increase of 8% from the first quarter and 18% from the second quarter of last year. Cohen & Steers Inc (NYSE:CNS) ended the quarter with $219 million of cash and US treasuries on its balance sheet, providing substantial financial flexibility. The US REIT strategy underperformed due to positioning within cell tower REITs, impacted by a slowdown in carrier spending and fears of satellite displacement. The Advisory business experienced modest outflows related primarily to institutional client rebalancing activity. Total operating expenses increased 3% to $97 million, primarily due to higher incentive compensation accruals. The 1-year performance scorecard showed only 41% of AUM outperformed, a significant drop compared to the usual near 100% performance. The Japan market has been challenging due to macroeconomic factors, including increased bond yields and strong appetite for equities. Q: With real estate performing better and rates expected to go higher, could you frame the demand for wealth management and institutional channels over the next 12 to 24 months? Also, comment on the expected demand for global real estate. A: Joseph Harvey, CEO: US real estate is our largest strategy and a significant driver of inflows. In the wealth channel, US real estate has led flows this year, and the same is true for the institutional market. We have a backlog of potential clients, and the recent performance of REITs signals a market rotation and recognition of the fundamental picture. We expect improving demand for US REIT strategies. Q: Can you give some color on the sustainability of the pipeline and metrics like RFP activity, win percentage, and composition by strategy and geography? A: Joseph Harvey, CEO: Our unfunded pipeline has been stable at around $1.7 billion for the past four quarters. We believe the macro backdrop and our shadow pipeline indicate sustained interest in our strategies. We've seen good velocity in fundings and placements, and the pipeline's breadth is as great as ever, reflecting broader interest in real assets. We're seeing more international wins, including in Hong Kong, Korea, and the Philippines. Q: Where are you seeing the most traction internationally, and what needs to happen for non-US distribution to become a more material contributor to organic growth? A: Joseph Harvey, CEO: Our international distribution plan includes the wealth channel, core institutional business, and global sub-advisory business. In the wealth channel, we've seen flows in multi-strategy real assets, global listed infrastructure, and global real estate, with significant interest in the UK, Japan, and South Africa. Our institutional pipeline includes mandates in New Zealand, Canada, and other countries. We're also focusing on sub-advisory opportunities, including takeaways from underperforming peers. Q: Your active ETF platform has surpassed $1 billion. Can you discuss model adoption, broker-dealer platform placement, and adviser usage? How will ETFs impact fee rates and margins? A: Joseph Harvey, CEO: Our ETFs are priced at a slight discount to our lowest-cost open-end share classes, comparable to our overall fee rates. We've seen adoption primarily by RIAs, and we're working on getting ETFs onboarded at wirehouses. As we gain scale, we expect to attract model allocators and institutions. Our goal is to have all core strategies in ETF vehicles, with plans to launch a multi-strategy real assets ETF by the end of summer. Q: Regarding sub-advisory with recent wins in Canada, has anything changed in that channel, and what's your outlook for demand there? A: Joseph Harvey, CEO: In Canada, there's a strong interest in real asset strategies, and we've seen takeaway opportunities from underperforming peers. This has led to nice growth in our Canadian asset base recently. For the complete transcript of the earnings call, please refer to the full earnings call transcript.

NEW YORK, July 16, 2026 /PRNewswire/ -- Cohen & Steers Quality Income Realty Fund, Inc. (NYSE: RQI) (the "Fund") today announced the results of its transferable rights offering (the "Offer"), which commenced on June 18, 2026 and expired on July 15, 2026 (the "Expiration Date"). The Offer was led by UBS Investment Bank as the sole dealer manager. The Offer is expected to result in the issuance of approximately 12,642,989 shares of the Fund's common stock (the "common shares") (including notices of guaranteed delivery), resulting in anticipated gross proceeds to the Fund of approximately $154 million, or $220 million after adding anticipated leverage to the gross proceeds raised. The Fund will receive the entire proceeds of the Offer since Cohen & Steers Capital Management, Inc. (the "Advisor"), the Fund's investment adviser, has agreed to pay all expenses incurred in connection with the Offer. The subscription price of $12.15 per common share was determined based upon the formula equal to the higher of 92.5% of the average of the last reported sales price of a common share on the New York Stock Exchange ("NYSE") on the Expiration Date and each of the four preceding trading days on the NYSE or 90% of the average of the Fund's net asset value per common share at the close of trading on the NYSE on the Expiration Date and each of the four preceding trading days (the "Subscription Price"). Common shares will be issued promptly after completion and receipt of all stockholder payments. Joseph Harvey, Chief Executive Officer of Cohen & Steers, said: "With the continued support of our investors, we are supplying RQI with proceeds to further capitalize on the compelling investment opportunities emerging across both listed and private real estate. I am grateful for all the investors who continue to place their trust in Cohen & Steers." Mathew Kirschner, Portfolio Manager, U.S. Real Estate, said: "We believe that real estate is in the early stages of a new cycle. In addition, structural tailwinds including a retail renaissance, AI-driven digital transformation, and changing demographics including an aging population, are converging with limited supply to create compelling investment opportunities across real estate. With the support of our investors, this rights offering enables RQI to invest fresh capital at what we believe are attractive valuations into these opportunities." This document is not an offer to sell any securities and is not soliciting an offer to buy any securities in any jurisdiction where the offer or sale is not permitted. This document is not an offering, which can only be made by a prospectus. Investors should consider the Fund's investment objectives, risks, charges and expenses carefully before investing. Such information, including other information about the Fund, can be found on file with the Securities and Exchange Commission and should be read carefully before investing. About Cohen & Steers Quality Income Realty Fund, Inc. The Fund is a diversified, closed-end management investment company registered under the Investment Company Act of 1940, as amended. The primary investment objective of the Fund is to seek high current income through investment in real estate securities. The secondary investment objective is capital appreciation. Real estate securities include common stocks, preferred stocks and other equity and debt securities issued by real estate companies, including real estate investment trusts (REITs) and similar REIT-like entities. About Cohen & Steers, Inc. Cohen & Steers, Inc. ("Cohen & Steers") is a leading global investment manager specializing in real assets and alternative income, including listed and private real estate, preferred securities, infrastructure, resource equities, commodities, as well as multi-strategy solutions. Founded in 1986, the firm is headquartered in New York City, with offices in London, Dublin, Hong Kong, Tokyo and Singapore. The Advisor is a wholly owned subsidiary of Cohen & Steers. Forward-Looking Statements This press release and other statements that Cohen & Steers may make may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, which reflect the company's current views with respect to, among other things, its operations and financial performance. You can identify these forward-looking statements by the use of words such as "outlook," "believes," "expects," "potential," "continues," "may," "will," "should," "seeks," "approximately," "predicts," "intends," "plans," "estimates," "anticipates," or the negative versions of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. The company undertakes no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise. Safe Harbor Statement This press release shall not constitute an offer to sell or a solicitation to buy, nor shall there be any sale of these securities in any state or jurisdiction in which such offer or solicitation or sale would be unlawful prior to registration or qualification under the laws of such state or jurisdiction. Risks of Investing in Real Estate Securities The risks of investing in real estate securities are similar to those associated with direct investments in real estate, including falling property values due to increasing vacancies; declining rents resulting from economic, legal, political or technological developments; lack of liquidity; lack of availability of financing; limited diversification, sensitivity to certain economic factors such as interest rate changes and market recessions and changes in supply of or demand for similar properties in a given market. No representation or warranty is made as to the efficacy of any particular strategy or fund or the actual returns that may be achieved. Risks of Investing in Closed-End Funds Shares of many closed-end funds frequently trade at a discount from their asset value. Funds are subject to stock market risk, which is the risk that stock prices overall will decline over short or long periods, adversely affecting the value of an investment in a fund. Website: https://www.cohenandsteers.com/Symbols: (NYSE: CNS, RQI) View original content:https://www.prnewswire.com/news-releases/cohen--steers-quality-income-realty-fund-inc-announces-preliminary-results-of-transferable-rights-offering-302827585.html