Cohen & Steers Quality Income Realty Fund, Inc.
US ˙ NYSE ˙ US19247L1061

SecurityRQI / Cohen & Steers Quality Income Realty Fund, Inc.
InstitutionMorgan Stanley
Latest Disclosed Ownership5,444,179 shares
Latest Disclosed Value $ 65,602,364
Morgan Stanley reports 5.33% increase in ownership of RQI / Cohen & Steers Quality Income Realty Fund, Inc.

On May 15, 2026 - Morgan Stanley filed a 13F-HR form disclosing ownership of 5,444,179 shares of Cohen & Steers Quality Income Realty Fund, Inc. (US:RQI) valued at $65,602,357 USD as of March 31, 2026. The entity filed a previous 13F-HR/A on May 27, 2026 disclosing 5,168,845 shares of Cohen & Steers Quality Income Realty Fund, Inc.. This represents a change in shares of 5.33% during the quarter. The current value of the position is $73,659,742 USD.

Institutional Ownership: 13F and NPORT Filings

The Security and Class in the table below are shown exactly as filed by the investor. We do our best to track continuity of investments through acquisitions, and this will be reflected in the table as changes in names. In addition to descriptive data, performance of the investment is shown over time. To calculate quarterly performance, we first calculate cost basis of the shares purchased during the quarter, then use that to calculate gross profit. Quarterly return is Gross Profit / Starting Portfolio value.

Note that cost basis is calculated and stored in thousands, so small quarterly changes in shares frequently result in a cost basis of zero.

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Disclosed Equity Positions (from 13F/NPORT Filings)
File
Date		 Effective
Date		Form Security Class ID Avg Price
Paid (Est)		 Reported
Shares		 ΔShares ΔShares
(%)		 Reported
Value
(x1000)		 ΔValue
(%)		 Alloc
(%)		 ΔAlloc ΔAlloc (%) Cost Basis
(x1000)		 Unrealized
Gain/Loss
(x1000)
2026-05-15 2026-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 5,444,179 275,334 5.33 65,602 11.14 0.0040
2026-05-27 2025-12-31 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 5,168,845 16,811 0.33 59,028 -8.12 0.0035
2026-02-13 2025-12-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 5,168,845 16,811 59,028 0.0035
2026-05-27 2025-09-30 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 5,152,034 53,886 1.06 64,246 1.22 0.0039
2025-11-14 2025-09-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 5,152,034 53,886 64,246 0.0039
2025-08-15 2025-06-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 5,098,148 190,267 3.88 63,472 2.97 0.0041
2025-05-15 2025-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,907,881 -5,042 -0.10 61,643 2.51 0.0044
2025-05-15 2024-12-31 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 4,912,923 310,045 6.74 60,134 -7.80 0.0042
2025-02-14 2024-12-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,912,923 310,045 60,134 0.0042
2025-05-14 2024-09-30 13F/A-2 COHEN & STEERS QUALITY INCOM COM 19247L106 4,602,878 411,797 9.83 65,223 33.24 0.0047
2025-02-14 2024-09-30 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 4,602,878 411,797 65,223 0.0047
2024-11-14 2024-09-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,602,878 411,797 65,223 0.0006
2025-05-14 2024-06-30 13F/A-2 COHEN & STEERS QUALITY INCOM COM 19247L106 4,191,081 -556,128 -11.71 48,952 -14.64 0.0038
2024-10-17 2024-06-30 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 4,191,081 -556,128 48,952 0.0038
2024-08-14 2024-06-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,191,081 -556,128 48,952 0.0038
2024-10-17 2024-03-31 13F/A-2 COHEN & STEERS QUALITY INCOM COM 19247L106 4,747,209 353,815 8.05 57,346 6.64 0.0046
2024-08-16 2024-03-31 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 4,747,209 353,815 57,346 0.0005
2024-05-15 2024-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,747,209 353,815 57,346 0.0046
2024-08-16 2023-12-31 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 4,393,394 491,614 12.60 53,775 36.19 0.0047
2024-02-13 2023-12-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,393,394 491,614 53,775 0.0047
2023-11-15 2023-09-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 3,901,780 131,936 3.50 39,486 -9.71 0.0040
2023-08-14 2023-06-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 3,769,844 -39,502 -1.04 43,730 -3.69 0.0043
2023-05-15 2023-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 3,809,346 -723,947 -15.97 45,407 -12.90 0.0049
2023-02-14 2022-12-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,533,293 -274,058 -5.70 52,133 -3.61 0.0059
2022-11-14 2022-09-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,807,351 -246,378 -4.88 54,083 -21.25 0.0074
2022-10-27 2022-06-30 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 5,053,729 -268,267 -5.04 68,680 -22.86 0.0089
2022-08-15 2022-06-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 5,053,729 -268,267 68,680 0.0018
2022-10-27 2022-03-31 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 5,321,996 620,285 13.19 89,037 3.94 0.0120
2022-05-13 2022-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 5,321,996 620,285 89,037 0.0120
2022-02-14 2021-12-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,701,711 313,227 7.14 85,665 31.01 0.0106
2021-11-15 2021-09-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,388,484 236,945 5.71 65,388 0.26 0.0088
2021-08-23 2021-06-30 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 4,151,539 279,379 7.22 65,221 21.00 0.0086
2021-08-16 2021-06-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,151,539 279,379 65,221 0.0018
2021-05-17 2021-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 3,872,160 -393,400 -9.22 53,901 1.91 0.0079
2021-02-16 2020-12-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,265,560 -139,180 -3.16 52,893 8.08 0.0082
2020-11-13 2020-09-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,404,740 -107,736 -2.39 48,937 -0.78 0.0095
2020-08-14 2020-06-30 13F COHEN & STEERS QUALITY INCOM COM 19247L106 4,512,476 788,870 21.19 49,321 46.52 0.0109
2020-05-26 2020-03-31 13F/A-1 COHEN & STEERS QUALITY INCOM COM 19247L106 3,723,606 896,868 31.73 33,661 -19.97 0.0091
2020-05-15 2020-03-31 13F COHEN & STEERS QUALITY INCOM COM 19247L106 3,723,606 3,627,252 33,661 2,585.8665
2020-02-14 2019-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,826,738 -27,798 -0.97 42,062 -7.03 0.0098
2019-11-14 2019-09-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,854,536 -14,693 -0.51 45,244 15.27 0.0120
2019-08-14 2019-06-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,869,229 -191,083 -6.24 39,250 0.20 0.0104
2019-05-15 2019-03-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,060,312 139,615 4.78 39,173 29.46 0.0111
2019-02-14 2018-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,920,697 -179,938 -5.80 30,259 -20.34 0.0091
2019-04-23 2018-09-30 13F/A-2 COHEN & STEERS QUALITY RLTY COM 19247L106 3,100,635 15,329 0.50 37,983 2.42 0.0095
2018-11-20 2018-09-30 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 3,100,635 0 37,983 0.0095
2018-11-14 2018-09-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,100,635 3,017,989 37,983
2019-04-23 2018-06-30 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 3,085,306 -163,572 -5.03 37,085 -3.67 0.0100
2018-08-14 2018-06-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,085,306 3,002,582 37,085
2019-04-23 2018-03-31 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 3,248,878 350,355 12.09 38,498 5.00 0.0107
2018-05-14 2018-03-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,248,878 3,178,478 38,498
2019-04-23 2017-12-31 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 2,898,523 -134,884 -4.45 36,666 -3.76 0.0100
2018-02-14 2017-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,898,523 2,817,190 36,666
2017-11-14 2017-09-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,033,407 86,184 2.92 38,099 2.68 0.0114
2017-08-11 2017-06-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,947,223 107,371 3.78 37,106 6.31 0.0112
2017-05-22 2017-03-31 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 2,839,852 -130,652 -4.40 34,902 -3.77 0.0107
2017-05-12 2017-03-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,839,852 34,902
2017-02-22 2016-12-31 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 2,970,504 94,320 3.28 36,270 -5.40 0.0119
2017-02-13 2016-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,970,504 36,270
2016-11-10 2016-09-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,876,184 -816,310 -22.11 38,339 -24.32 0.0131
2016-08-12 2016-06-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,692,494 -210,083 -5.38 50,661 4.60 0.0183
2016-05-12 2016-03-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,902,577 -238,700 -5.76 48,431 -4.30 0.0186
2016-02-09 2015-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 4,141,277 265,818 6.86 50,606 15.56 0.0183
2016-02-08 2015-09-30 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 3,875,459 13,634 0.35 43,793 6.08 0.0162
2015-11-09 2015-09-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,875,459 43,793
2015-08-12 2015-06-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,861,825 63,014 1.66 41,283 -12.50 0.0143
2015-05-14 2015-03-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,798,811 19,039 0.50 47,181 2.40 0.0174
2015-02-13 2014-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,779,772 44,605 1.19 46,075 16.04 0.0168
2014-12-16 2014-09-30 13F/A-1 COHEN & STEERS QUALITY RLTY COM 19247L106 3,735,167 271,676 7.84 39,705 1.81 0.0153
2014-11-14 2014-09-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,735,167 39,705
2014-08-12 2014-06-30 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,463,491 258,428 8.06 38,999 15.55 0.0667
2014-05-13 2014-03-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 3,205,063 751,135 30.61 33,750 45.08 0.0141
2014-02-13 2013-12-31 13F COHEN & STEERS QUALITY RLTY COM 19247L106 2,453,928 169,835 7.44 23,263 4.25 0.0099
2013-11-13 2013-09-30 13F COHEN & STEERS QUALITY INCO COM 19247L106 2,284,093 88,534 4.03 22,315 -9.49 0.0105
2013-08-08 2013-06-30 13F COHEN & STEERS QUALITY INCO COM 19247L106 2,195,559 2,195,559 24,656 0.0124
Legend
Shares
The total number of shares held by the institution at the end of the reporting period (the effective date). This is provided in the filing.
Value
The total value of the shares as of the effective date. This is provided in the filing.
Avg. Share Price
The weighted average share price of the shares held by the institution. We use FIFO accounting to determine this price
Class
This is the security class as indicated by the filer. There are a variety of values for this field. Common values include "EC" = equity common, "EP" - equity preferred
Allocation (%)
The percent of the institution's portfolio that this position represents. This is provided in NPORT filings. For 13F filings, we calculate it.
Change in Allocation
The change in allocation from the prior reporting period. This is calculated as current allocation - prior allocation.
Change in Allocation (%)
The percent change in allocation from the prior reporting period. This is calculated as (current allocation - prior allocation) / prior allocation.
Cost Basis
The total cost of the shares held. This is calculated as reported shares * avg. share price
Unrealized Gain/Loss
This is the market value of the position as of the effective date minus the cost basis.