NPORT-EX 2 NPORT_4X26_75175815_0322.htm

NPORT-EX

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

CONSOLIDATED SCHEDULE OF INVESTMENTS

March 31, 2022 (Unaudited)

						Shares				Value
COMMON STOCK			107.2	%
COMMUNICATIONS—TOWERS			17.4	%
American Tower Corp.(a),(b)							1,066,665			$	267,967,581
Crown Castle International Corp.							488,538				90,184,115
SBA Communications Corp.							106,662				36,702,394
											394,854,090
REAL ESTATE			89.8	%
DATA CENTERS			6.1	%
Digital Realty Trust, Inc.(a),(b)							343,369				48,689,724
Equinix, Inc.(a),(b)							120,301				89,217,628
											137,907,352
DIVERSIFIED—FOREIGN			0.0	%
BGP Holdings PLC (EUR) (Australia)(c),(d)							3,927,678				0
HEALTH CARE			12.9	%
Healthcare Trust of America, Inc., Class A							1,146,400				35,928,176
Healthpeak Properties, Inc.(a),(b),(e)							2,522,518				86,598,043
Ventas, Inc.(a),(b)							545,537				33,692,365
Welltower, Inc.(a)							1,415,577				136,093,573
											292,312,157
HOTEL			2.3	%
Host Hotels & Resorts, Inc.(a),(b)							2,671,064				51,898,774
INDUSTRIALS			15.6	%
Americold Realty Trust(a),(b)							1,664,605				46,409,188
BG LLH, LLC (Lineage Logistics)(f)							142,519				13,636,218
Duke Realty Corp.(a),(b)							2,444,453				141,924,941
Prologis, Inc.(a)							937,490				151,385,885
											353,356,232
NET LEASE			9.5	%
NETSTREIT Corp.							713,226				16,004,792
Realty Income Corp.(a),(b)							1,280,107				88,711,415
Spirit Realty Capital, Inc.(a),(b)							859,157				39,538,405
VICI Properties, Inc.(a),(b)							2,501,676				71,197,699
											215,452,311

1

						Shares				Value
OFFICE			1.5	%
Cousins Properties, Inc.(a),(b)							281,879			$	11,356,905
Highwoods Properties, Inc.							510,337				23,342,814
											34,699,719
RESIDENTIAL			18.9	%
APARTMENT			10.6	%
Apartment Income REIT Corp.							544,026				29,083,630
Camden Property Trust							177,260				29,460,612
Essex Property Trust, Inc.(a)							204,971				70,813,381
Mid-America Apartment Communities, Inc.							112,176				23,495,263
UDR, Inc.(a),(b)							1,529,577				87,751,833
											240,604,719
MANUFACTURED HOME			2.6	%
Sun Communities, Inc.(a),(b)							329,580				57,772,078
SINGLE FAMILY			5.7	%
Invitation Homes, Inc.(a),(b)							3,226,435				129,638,158
TOTAL RESIDENTIAL											428,014,955
SELF STORAGE			11.9	%
Extra Space Storage, Inc.(a)							500,041				102,808,429
Public Storage(a),(b),(e)							426,889				166,606,239
											269,414,668
SHOPPING CENTERS			8.0	%
COMMUNITY CENTER			2.9	%
Brixmor Property Group, Inc.							702,719				18,137,177
Kimco Realty Corp.							1,960,612				48,427,117
											66,564,294
REGIONAL MALL			5.1	%
Simon Property Group, Inc.(a),(b)							879,047				115,647,423
TOTAL SHOPPING CENTERS											182,211,717
SPECIALTY			1.7	%
Lamar Advertising Co., Class A							325,973				37,871,543
TIMBER			1.4	%
Weyerhaeuser Co.(a),(b)							838,966				31,796,811
TOTAL REAL ESTATE											2,034,936,239
TOTAL COMMON STOCK (Identified cost—$1,568,263,284)											2,429,790,329

2

						Shares				Value
PREFERRED SECURITIES—$25 PAR VALUE			9.0	%
BANKS			0.9	%
Bank of America Corp., 6.00%, Series GG(g)							150,000			$	3,906,000
JPMorgan Chase & Co., 5.75%, Series DD(g)							75,000				1,926,750
JPMorgan Chase & Co., 4.75%, Series GG(g)							172,000				3,947,400
JPMorgan Chase & Co., 4.625%, Series LL(g)							124,812				2,747,112
JPMorgan Chase & Co., 4.20%, Series MM(g)							50,000				1,054,000
Wells Fargo & Co., 4.70%, Series AA(g)							88,000				1,940,400
Wells Fargo & Co., 4.25%, Series DD(g)							69,325				1,434,334
Wells Fargo & Co., 4.75%, Series Z(g)							208,044				4,612,336
											21,568,332
ELECTRIC			0.1	%
CMS Energy Corp., 5.875%, due 3/1/79							140,000				3,598,000
INTEGRATED TELECOMMUNICATIONS SERVICES			0.3	%
AT&T, Inc., 5.00%, Series A(g)							124,144				2,830,483
United States Cellular Corp., 5.50%, due 6/1/70							168,545				3,788,892
											6,619,375
PIPELINES			0.2	%
Energy Transfer LP, 7.60% to 5/15/24, Series E(g),(h)							147,000				3,639,720
REAL ESTATE			7.5	%
DATA CENTERS			1.1	%
Digital Realty Trust, Inc., 5.25%, Series J(g)							9,670				240,880
Digital Realty Trust, Inc., 5.85%, Series K(g)							98,115				2,553,933
Digital Realty Trust, Inc., 5.20%, Series L(g)							110,691				2,756,206
DigitalBridge Group, Inc., 7.15%, Series I(g)							364,851				9,081,141
DigitalBridge Group, Inc., 7.125%, Series J(g)							242,712				5,999,841
KKR Real Estate Finance Trust, Inc., 6.50%, Series A(g)							145,248				3,544,051
											24,176,052
DIVERSIFIED			1.4	%
Armada Hoffler Properties, Inc., 6.75%, Series A(g)							375,000				9,742,500
EPR Properties, 9.00%, Series E (Convertible)(a),(g)							128,829				4,277,123
EPR Properties, 5.75%, Series G(g)							177,002				4,248,048
Granite Point Mortgage Trust, Inc., 7.00% (SOFR + 5.830%), Series A (FRN)(g),(i)							7,100				171,536
Lexington Realty Trust, 6.50%, Series C ($50 Par Value)(a),(g)							79,704				4,221,124
Office Properties Income Trust, 6.375%, due 6/23/50							25,000				621,000
Urstadt Biddle Properties, Inc., 6.25%, Series H(g)							157,556				3,948,353
Urstadt Biddle Properties, Inc., 5.875%, Series K(g)							159,900				4,015,089
											31,244,773

3

						Shares				Value
HOTEL			1.3	%
DiamondRock Hospitality Co., 8.25%(g)							46,466			$	1,252,259
Pebblebrook Hotel Trust, 6.30%, Series F(g)							140,000				3,383,814
Pebblebrook Hotel Trust, 6.375%, Series G(g)							188,800				4,663,360
Pebblebrook Hotel Trust, 5.70%, Series H(g)							160,000				3,628,800
RLJ Lodging Trust, 1.95%, Series A(g)							154,846				4,266,007
Summit Hotel Properties, Inc., 6.25%, Series E(g)							226,000				5,555,080
Summit Hotel Properties, Inc., 5.875%, Series F(g)							137,693				3,224,770
Sunstone Hotel Investors, Inc., 6.125%, Series H(g)							114,000				2,748,540
											28,722,630
INDUSTRIALS			0.2	%
PS Business Parks, Inc., 5.20%, Series Y(g)							185,000				4,593,550
Rexford Industrial Realty, Inc., 5.625%, Series C(g)							30,000				751,200
											5,344,750
NET LEASE			0.5	%
Agree Realty Corp., 4.25%, Series A(g)							117,655				2,338,982
Spirit Realty Capital, Inc., 6.00%, Series A(a),(g)							378,071				9,512,266
											11,851,248
OFFICE			1.2	%
Arbor Realty Trust, Inc., 6.375%, Series D(g)							51,200				1,152,000
Brookfield Property Partners LP, 5.75%, Series A(g)							154,000				3,246,320
Brookfield Property Partners LP, 6.375%, Series A2(g)							126,056				2,591,711
Brookfield Property Preferred LP, 6.25%, due 7/26/81							150,000				3,375,000
City Office REIT, Inc., 6.625%, Series A(g)							61,000				1,561,600
Hudson Pacific Properties, Inc., 4.75%, Series C(g)							216,200				4,654,786
SL Green Realty Corp., 6.50%, Series I(a),(g)							101,991				2,573,233
TPG RE Finance Trust, Inc., 6.25%, Series C(g)							65,000				1,454,700
Vornado Realty Trust, 5.25%, Series N(g)							150,000				3,484,500
Vornado Realty Trust, 4.45%, Series O(g)							134,570				2,695,437
											26,789,287
RESIDENTIAL			0.7	%
APARTMENT			0.1	%
Centerspace, 6.625%, Series C(g)							98,959				2,492,777

4

						Shares				Value
MANUFACTURED HOME			0.4	%
Green Brick Partners, Inc., 5.75%, Series A(g)							89,400			$	2,190,300
UMH Properties, Inc., 6.75%, Series C(g)							172,763				4,386,453
UMH Properties, Inc., 6.375%, Series D(g)							65,000				1,660,750
											8,237,503
SINGLE FAMILY			0.2	%
American Homes 4 Rent, 6.25%, Series H(g)							178,714				4,612,608
TOTAL RESIDENTIAL											15,342,888
SELF STORAGE			0.5	%
National Storage Affiliates Trust, 6.00%, Series A(g)							192,080				4,890,357
Public Storage, 4.875%, Series I(g)							24,856				605,741
Public Storage, 4.75%, Series K(g)							25,000				612,000
Public Storage, 4.625%, Series L(g)							30,610				712,601
Public Storage, 4.00%, Series P(g)							216,328				4,432,560
											11,253,259
SHOPPING CENTERS—COMMUNITY CENTER			0.6	%
Kimco Realty Corp., 5.25%, Series M(g)							181,358				4,521,255
Saul Centers, Inc., 6.125%, Series D(g)							101,300				2,531,487
Saul Centers, Inc., 6.00%, Series E(g)							111,000				2,791,495
SITE Centers Corp., 6.375%, Series A(g)							200,000				5,002,000
											14,846,237
TOTAL REAL ESTATE											169,571,124
TOTAL PREFERRED SECURITIES—$25 PAR VALUE (Identified cost—$206,020,751)											204,996,551
						Principal Amount
PREFERRED SECURITIES—CAPITAL SECURITIES			10.1	%
BANKS			3.3	%
Bank of America Corp., 6.10% to 3/17/25, Series AA(a),(b),(g),(h)						$	4,000,000				4,175,000
Bank of America Corp., 6.25% to 9/5/24, Series X(a),(b),(g),(h)							6,000,000				6,217,200
Bank of New York Mellon Corp./The, 3.75% to 12/20/26, Series I(a),(g),(h)							3,877,000				3,593,591
Citigroup, Inc., 3.875% to 2/18/26(g),(h)							2,500,000				2,362,500
Citigroup, Inc., 4.00% to 12/10/25, Series W(a),(g),(h)							6,000,000				5,775,000
Citigroup, Inc., 4.15% to 11/15/26, Series Y(g),(h)							2,100,000				1,972,688
Citigroup, Inc., 5.95% to 1/30/23(g),(h)							2,140,000				2,168,034
Citigroup, Inc., 5.95% to 5/15/25, Series P(g),(h)							2,000,000				2,041,100
Citigroup, Inc., 6.25% to 8/15/26, Series T(g),(h)							2,140,000				2,239,938

5

						Principal Amount				Value
Goldman Sachs Group, Inc./The, 4.125% to 11/10/26, Series V(g),(h)						$	4,100,000			$	3,849,900
JPMorgan Chase & Co., 3.65% to 6/1/26, Series KK(g),(h)							2,470,000				2,315,625
JPMorgan Chase & Co., 3.769% (3 Month US LIBOR + 3.47%), Series I (FRN)(a),(g),(i)							4,108,000				4,108,030
JPMorgan Chase & Co., 3.534% (3 Month US LIBOR + 3.32%), Series V (FRN)(g),(i)							738,000				738,000
JPMorgan Chase & Co., 6.10% to 10/1/24, Series X(g),(h)							4,660,000				4,779,412
JPMorgan Chase & Co., 6.125% to 4/30/24, Series U(g),(h)							3,850,000				3,903,900
JPMorgan Chase & Co., 6.75% to 2/1/24, Series S(g),(h)							6,500,000				6,787,202
SVB Financial Group, 4.00% to 5/15/26, Series C(g),(h)							5,130,000				4,751,663
SVB Financial Group, 4.25% to 11/15/26, Series D(g),(h)							4,130,000				3,827,994
Wells Fargo & Co., 3.90% to 3/15/26, Series BB(g),(h)							7,600,000				7,289,730
Wells Fargo & Co., 5.875% to 6/15/25, Series U(g),(h)							2,000,000				2,094,600
											74,991,107
BANKS—FOREIGN			2.6	%
Banco Bilbao Vizcaya Argentaria SA, 6.50% to 3/5/25, Series 9 (Spain)(a),(g),(h),(j)							4,000,000				4,025,000
Barclays PLC, 8.00% to 6/15/24 (United Kingdom)(g),(h),(j)							3,600,000				3,812,400
BNP Paribas SA, 6.625% to 3/25/24, 144A (France)(a),(g),(h),(j),(k)							5,050,000				5,235,588
Credit Agricole SA, 6.875% to 9/23/24, 144A (France)(g),(h),(j),(k)							3,000,000				3,117,750
Credit Agricole SA, 8.125% to 12/23/25, 144A (France)(g),(h),(j),(k)							5,000,000				5,575,750
Credit Suisse Group AG, 5.25% to 2/11/27, 144A (Switzerland)(g),(h),(j),(k)							2,500,000				2,318,750
Credit Suisse Group AG, 7.125% to 7/29/22 (Switzerland)(g),(h),(j),(l)							3,000,000				3,011,250
Credit Suisse Group AG, 7.50% to 7/17/23, 144A (Switzerland)(a),(g),(h),(j),(k)							2,000,000				2,035,500
Credit Suisse Group AG, 7.50% to 12/11/23, 144A (Switzerland)(g),(h),(j),(k)							2,891,000				2,997,606
Deutsche Bank AG, 7.50% to 4/30/25 (Germany)(g),(h),(j)							3,200,000				3,296,960
ING Groep N.V., 5.75% to 11/16/26 (Netherlands)(g),(h),(j)							2,800,000				2,817,738
ING Groep N.V., 6.50% to 4/16/25 (Netherlands)(a),(g),(h),(j)							4,000,000				4,155,280
Lloyds Banking Group PLC, 7.50% to 6/27/24 (United Kingdom)(g),(h),(j)							3,600,000				3,784,824
Lloyds Banking Group PLC, 7.50% to 9/27/25 (United Kingdom)(g),(h),(j)							1,400,000				1,488,537
Macquarie Bank Ltd./London, 6.125% to 3/8/27, 144A (Australia)(g),(h),(j),(k)							2,800,000				2,792,538
Natwest Group PLC, 8.00% to 8/10/25 (United Kingdom)(g),(h),(j)							3,000,000				3,262,845

6

						Principal Amount				Value
Societe Generale SA, 7.875% to 12/18/23, 144A (France)(g),(h),(j),(k)						$	3,600,000			$	3,771,000
UBS Group AG, 7.00% to 1/31/24, 144A (Switzerland)(g),(h),(j),(k)							1,600,000				1,670,408
											59,169,724
ELECTRIC			0.0	%
Southern Co./The, 3.75% to 6/15/26, due 9/15/51, Series 21-A(h)							700,000				647,185
ELECTRIC—FOREIGN			0.1	%
Electricite de France SA, 6.00% to 1/29/26, Series EMTN (France)(g),(h),(l)							2,500,000				3,351,478
FINANCIAL—INVESTMENT BANKER/BROKER			0.5	%
American Express Co., 3.55% to 9/15/26(g),(h)							1,476,000				1,348,769
Charles Schwab Corp./The, 4.00% to 6/1/26, Series I(g),(h)							6,750,000				6,471,562
Ladder Capital Finance Holdings LLLP/Ladder Capital Finance Corp., 4.75%, due 6/15/29, 144A(k)							3,500,000				3,305,435
											11,125,766
INDUSTRIALS			0.2	%
General Electric Co., 4.156% (3 Month US LIBOR + 3.33%), Series D (FRN)(a),(b),(g),(i)							4,000,000				3,850,000
INSURANCE			0.3	%
LIFE/HEALTH INSURANCE			0.1	%
MetLife Capital Trust IV, 7.875%, due 12/15/37, 144A (TruPS)(a),(k)							2,000,000				2,390,000
PROPERTY CASUALTY—FOREIGN			0.2	%
QBE Insurance Group Ltd., 6.75% to 12/2/24, due 12/2/44 (Australia)(h),(l)							4,052,000				4,250,933
TOTAL INSURANCE											6,640,933
INTEGRATED TELECOMMUNICATIONS SERVICES			0.2	%
AT&T, Inc., 2.875% to 3/2/25, Series B(g),(h)							5,000,000				5,393,792
INTEGRATED TELECOMMUNICATIONS SERVICES—FOREIGN			0.5	%
Vodafone Group PLC, 4.125% to 3/4/31, due 6/4/81 (United Kingdom)(h)							5,710,000				5,197,356
Vodafone Group PLC, 6.25% to 7/3/24, due 10/3/78 (United Kingdom)(h),(l)							2,200,000				2,269,300

7

						Principal Amount				Value
Vodafone Group PLC, 7.00% to 1/4/29, due 4/4/79 (United Kingdom)(a),(h)						$	2,750,000			$	3,043,412
											10,510,068
OIL & GAS—FOREIGN			0.1	%
BP Capital Markets PLC, 4.375% to 6/22/25 (United Kingdom)(g),(h)							1,500,000				1,512,000
PIPELINES			0.2	%
Energy Transfer LP, 6.50% to 11/15/26, Series H(g),(h)							1,480,000				1,458,244
Energy Transfer LP, 7.125% to 5/15/30, Series G(g),(h)							3,825,000				3,738,938
											5,197,182
PIPELINES—FOREIGN			0.1	%
Enbridge, Inc., 6.00% to 1/15/27, due 1/15/77, Series 16-A (Canada)(a),(h)							1,750,000				1,795,735
REAL ESTATE			1.6	%
DIVERSIFIED			0.3	%
American Finance Trust, Inc./American Finance Operating Partner LP, 4.50%, due 9/30/28, 144A(k)							4,000,000				3,608,220
CTR Partnership LP/CareTrust Capital Corp., 3.875%, due 6/30/28, 144A(k)							3,000,000				2,832,030
											6,440,250
FINANCE			0.2	%
Newmark Group, Inc., 6.125%, due 11/15/23							2,000,000				2,094,600
Tanger Properties LP, 2.75%, due 9/1/31							1,625,000				1,412,262
											3,506,862
HEALTH CARE			0.0	%
Sabra Health Care LP, 3.20%, due 12/1/31							500,000				447,043
HOTEL			0.1	%
RLJ Lodging Trust LP, 3.75%, due 7/1/26, 144A(k)							800,000				761,072
RLJ Lodging Trust LP, 4.00%, due 9/15/29, 144A(k)							1,500,000				1,389,270
											2,150,342
INDUSTRIALS			0.1	%
Park Intermediate Holdings LLC/PK Domestic Property LLC/ PK Finance Co-Issuer, 4.875%, due 5/15/29, 144A(k)							1,350,000				1,268,298
NET LEASE			0.1	%
VICI Properties LP/VICI Note Co., Inc., 3.75%, due 2/15/27, 144A(k)							2,763,000				2,691,577

8

						Principal Amount				Value
OFFICE			0.1	%
Kilroy Realty LP, 2.65%, due 11/15/33						$	625,000			$	542,725
Office Properties Income Trust, 2.40%, due 2/1/27							1,350,000				1,202,866
Vornado Realty LP, 2.15%, due 6/1/26							1,050,000				982,839
											2,728,430
RETAIL—FOREIGN			0.5	%
Scentre Group Trust 2, 4.75% to 6/24/26, due 9/24/80, 144A (Australia)(h),(k)							4,300,000				4,224,750
Scentre Group Trust 2, 5.125% to 6/24/30, due 9/24/80, 144A (Australia)(h),(k)							7,600,000				7,467,000
											11,691,750
SHOPPING CENTERS			0.2	%
Kite Realty Group Trust, 4.75%, due 9/15/30							5,500,000				5,698,468
TOTAL REAL ESTATE											36,623,020
UTILITIES			0.4	%
ELECTRIC			0.1	%
Sempra Energy, 4.125% to 1/1/27, due 4/1/52(h)							3,000,000				2,808,290
ELECTRIC—FOREIGN			0.3	%
Enel SpA, 8.75% to 9/24/23, due 9/24/73, 144A (Italy)(a),(h),(k)							5,250,000				5,649,971
TOTAL UTILITIES											8,458,261
TOTAL PREFERRED SECURITIES—CAPITAL SECURITIES (Identified cost—$237,253,390)											229,266,251
CORPORATE BONDS			0.6	%
COMMUNICATIONS—TOWERS			0.1	%
SBA Communications Corp., 3.875%, due 2/15/27							2,525,000				2,466,193
MEDIA			0.1	%
Magallanes, Inc., 3.755%, due 3/15/27, 144A(k)							1,750,000				1,749,734
REAL ESTATE			0.4	%
HEALTH CARE			0.1	%
Diversified Healthcare Trust, 9.75%, due 6/15/25							2,000,000				2,107,420
NET LEASE			0.2	%
Global Net Lease, Inc./Global Net Lease Operating Partnership LP, 3.75%, due 12/15/27, 144A(k)							1,500,000				1,382,604
VICI Properties LP/VICI Note Co., Inc., 4.125%, due 8/15/30, 144A(k)							1,366,000				1,321,291

9

						Principal Amount				Value
VICI Properties LP/VICI Note Co., Inc., 4.25%, due 12/1/26, 144A(k)						$	2,525,000			$	2,518,435
											5,222,330
SHOPPING CENTERS—REGIONAL MALL			0.1	%
Brookfield Property REIT, Inc./BPR Cumulus LLC/BPR Nimbus LLC/GGSI Sellco LLC, 5.75%, due 5/15/26, 144A(a),(k)							1,800,000				1,785,897
TOTAL REAL ESTATE											9,115,647
TOTAL CORPORATE BONDS (Identified cost—$13,522,664)											13,331,574
						Ownership %*
PRIVATE REAL ESTATE—OFFICE			2.3	%
Legacy Gateway JV LLC, Plano, TX(c)							56.5	%			51,181,487
TOTAL PRIVATE REAL ESTATE (Identified cost—$51,112,025)											51,181,487
						Shares
SHORT-TERM INVESTMENTS			1.4	%
MONEY MARKET FUNDS
State Street Institutional Treasury Money Market Fund, Premier Class, 0.17%(m)							31,871,368				31,871,368
TOTAL SHORT-TERM INVESTMENTS (Identified cost—$31,871,368)											31,871,368
PURCHASED OPTION CONTRACTS (Premiums paid—$134,036)			0.0	%							118,845

10

										Value
TOTAL INVESTMENTS IN SECURITIES (Identified cost—$2,108,177,518)			130.6	%						$	2,960,556,405
WRITTEN OPTION CONTRACTS (Premiums received—$1,757,421)			(0.1	)							(1,995,700	)
LIABILITIES IN EXCESS OF OTHER ASSETS			(30.5	)							(692,409,029	)
NET ASSETS (Equivalent to $16.87 per share based on 134,300,408 shares of common stock outstanding)			100.0	%						$	2,266,151,676

Exchange-Traded Option Contracts

Purchased Options
Description		Exercise Price				Expiration Date				Number of Contracts				Notional Amount(n)				Premiums Paid				Value
Call — Simon Property Group, Inc.		$	140.00				5/20/22				417			$	5,486,052			$	134,036			$	118,845
Written Options
Description		Exercise Price				Expiration Date				Number of Contracts				Notional Amount(n)				Premiums Received				Value
Call — Essex Property Trust, Inc.		$	350.00				4/15/22				(214	)		$	(7,393,272	)		$	(73,406	)		$	(117,700	)
Call — Host Hotels & Resorts, Inc.			19.00				5/20/22				(3,750	)			(7,286,250	)			(240,000	)			(581,250	)
Call — Simon Property Group, Inc.			150.00				5/20/22				(834	)			(10,972,104	)			(88,880	)			(80,064	)
Call — Ventas, Inc.			60.00				5/20/22				(1,045	)			(6,453,920	)			(66,880	)			(386,650	)
Call — Public Storage			420.00				6/17/22				(171	)			(6,673,788	)			(82,879	)			(133,380	)
Put — Invitation Homes, Inc.			37.50				5/20/22				(1,812	)			(7,280,616	)			(89,714	)			(108,720	)
Put — Prologis, Inc.			135.00				5/20/22				(401	)			(6,475,348	)			(133,934	)			(30,075	)
Put — Simon Property Group, Inc.			105.00				5/20/22				(417	)			(5,486,052	)			(47,985	)			(26,688	)
Put — Digital Realty Trust, inc.			135.00				6/17/22				(385	)			(5,459,300	)			(109,648	)			(138,600	)
											(9,029	)		$	(63,480,650	)		$	(933,326	)		$	(1,603,127	)

11

Over-the-Counter Option Contracts

Written Options
Description		Counterparty		Exercise Price				Expiration Date		Number of Contracts				Notional Amount(n)				Premiums Received				Value
Put — American Tower Corp.		Goldman Sachs			$    230.00			5/20/22			(255	)		$	(6,406,110	)		$	(335,325	)		$	(72,408	)
Put — Americold Realty Trust		Goldman Sachs			27.90			5/20/22			(2,642	)			(7,365,896	)			(488,770	)			(320,165	)
											(2,897	)		$	(13,772,006	)		$	(824,095	)		$	(392,573	)

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			0.669%				Monthly				0.467%(o)				Monthly				9/15/25			$	11,750,416			$	—			$	11,750,416
69,000,000			1.280%				Monthly				0.234%(o)				Monthly				2/3/26				2,820,376				(9,621	)			2,810,755
115,000,000			0.761%				Monthly				0.396%(o)				Monthly				9/15/26				7,853,808				—				7,853,808
190,000,000			1.237%(p)				Monthly				1 Month LIBOR	(p)			Monthly				9/15/27				10,273,118				—				10,273,118
																						$	32,697,718			$	(9,621	)		$	32,688,097

Forward Foreign Currency Exchange Contracts

Counterparty		Contracts to Deliver						In Exchange For						Settlement Date		Unrealized Appreciation (Depreciation)
Brown Brothers Harriman		EUR			4,963,900			USD			5,582,799			4/4/22		$	91,486
Brown Brothers Harriman		GBP			2,513,055			USD			3,372,369			4/4/22			71,095
Brown Brothers Harriman		USD			5,498,711			EUR			4,963,900			4/4/22			(7,397	)
Brown Brothers Harriman		USD			3,302,330			GBP			2,513,055			4/4/22			(1,057	)
Brown Brothers Harriman		EUR			5,003,416			USD			5,546,587			5/3/22			6,833
Brown Brothers Harriman		GBP			2,572,464			USD			3,379,472			5/4/22			804
																$	161,764

Glossary of Portfolio Abbreviations

EMTN		Euro Medium Term Note
EUR		Euro Currency
FRN		Floating Rate Note

12

GBP		Great British Pound
LIBOR		London Interbank Offered Rate
REIT		Real Estate Investment Trust
SOFR		Secured Overnight Financing Rate
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.

(a) All or a portion of the security is pledged as collateral in connection with the Fund’s revolving credit agreement. $1,467,434,753 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. $630,631,429 in aggregate has been rehypothecated.

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

(d) Non-income producing security.

(e) All or a portion of the security is pledged in connection with exchange-traded written option contracts. $37,521,447 in aggregate has been pledged as collateral.

(f) Restricted security. Aggregate holdings equal 0.6% 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).

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

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

(i) Variable rate. Rate shown is in effect at March 31, 2022.

(j) 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 $59,169,724 which represents 2.6% of the net assets of the Fund (2.0% of the managed assets of the Fund).

(k) 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 $73,860,474 which represents 3.3% of the net assets of the Fund, of which 0.0% are illiquid.

(l) Securities exempt from registration under Regulation S of the Securities Act of 1933. These securities are subject to resale restrictions. Aggregate holdings amounted to $12,882,961 which represents 0.6% of the net assets of the Fund, of which 0.0% are illiquid.

(m) Rate quoted represents the annualized seven-day yield.

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

(o) Based on 1 month LIBOR. Represents rates in effect at March 31, 2022.

(p) Represents a forward-starting interest rate swap contract with interest receipts and payments commencing on December 24, 2022 (effective date).

13

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 at the average of the quoted bid and ask prices as of the close of business. 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 Funds’ fair value of private real estate investments, including those held by Cohen & Steers RQI Trust (the REIT Subsidiary), a wholly-owned subsidiary of the Fund. While the Independent Valuation Advisor provides valuations of the real property investments, it is not responsible for, and does not calculate, the Fund’s or REIT Subsidiary’s daily NAV. The Fund’s valuation policies may change from time to time.

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

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

The REIT Subsidiary’s real property investments are primarily through joint ventures with an operating partner. The operating partner is responsible (subject to oversight by the investment manager) for maintaining the joint venture’s official books and records along with other pertinent information that is the basis upon which the Independent Valuation Advisor prepares their appraisals as described below.

The Independent Valuation Advisor administers the real property valuation process for investments held by the REIT Subsidiary and selects (subject to the investment manager’s approval) and manages the process associated with third-party appraisal firms with respect to the valuation of the Fund’s real property investments.

Investments in newly acquired properties are initially valued at cost. Each property will then be valued by an independent third-party appraisal firm within approximately 90 to 120 days after it was acquired and no less than annually thereafter. Each third-party appraisal is reviewed by the Independent Valuation Advisor and the Valuation Committee for reasonableness. Each month, the investment manager, with the assistance of the Independent Valuation Advisor, determines an accrual schedule for the daily value of each real property investment based on an estimated month-end income accrual for each real property. The REIT Subsidiary uses the daily values determined in such accrual schedule for purposes of calculating its NAV. Any material changes to the valuation of real property investments of the REIT Subsidiary, and related changes to the daily accrual schedule for any real property investment, are reflected in the NAV calculation beginning with the first NAV calculated after a revised valuation is determined and approved by the CNS Valuation Committee.

The investment manager monitors for material events that the investment manager believes may be expected to have a material impact on the most recent estimated fair values of such real property investment. Possible examples of such a material change include an unexpected termination or renewal of a material lease, a material change in vacancies, an unanticipated structural or environmental event at a property, capital market events, tenant bankruptcy, recent financial results or changes in the capital structure of the property, terrorism events, natural disasters or other force majeure events, any regulatory changes that affect the investment, or a significant industry event or adjustment to the industry outlook that may cause the value of real property to change materially. Upon the occurrence of such a material event that is likely to have a material impact on the most recent estimated values of the impacted real property investments and provided that the investment manager is aware that such event has occurred, the investment manager will instruct the Independent Valuation Advisor to evaluate the impact of the event on the fair value of such investment. 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 values the real properties using the valuation methodology it deems most appropriate and consistent with industry best practices and market conditions. The investment manager’s primary methodology used to value real property investments is the income approach, whereby value is derived by determining the present value of an asset’s stream of future cash flows (for example, discounted cash flow analysis). 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.

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

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

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. Real properties held through joint ventures generally are valued in a manner that is consistent with the methods described above. Once the value of a real property held by the joint venture and the fair value of any other assets and liabilities of the joint venture is determined, the value of the REIT Subsidiary’s interest in the joint venture would then be determined by the investment manager using a hypothetical liquidation calculation to value the REIT Subsidiary’s interest in the joint venture.

The policies and procedures approved by the Fund’s Board of Directors delegate authority to make fair value determinations to the investment manager, 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.

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.

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

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

• 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, 2022 in valuing the Fund’s investments carried at value:

		Total				Quoted Prices in Active  Markets for Identical Investments (Level 1)				Other Significant Observable Inputs (Level 2)				Significant Unobservable Inputs (Level 3)
Common Stock:
Real Estate—Diversified—Foreign		$	0			$	—			$	—			$	0	(a)
Real Estate—Industrials			353,356,232				339,720,014				—				13,636,218	(b)
Other Industries			2,076,434,097				2,076,434,097				—				—
Preferred Securities—$25 Par Value			204,996,551				204,996,551				—				—
Preferred Securities—Capital Securities			229,266,251				—				229,266,251				—
Corporate Bonds			13,331,574				—				13,331,574				—
Private Real Estate—Office			51,181,487				—				—				51,181,487	(c)
Short-Term Investments			31,871,368				—				31,871,368				—
Purchased Option Contracts			118,845				118,845				—				—
Total Investments in Securities(d)		$	2,960,556,405			$	2,621,269,507			$	274,469,193			$	64,817,705
Interest Rate Swap Contracts		$	32,688,097			$	—			$	32,688,097			$	—
Forward Foreign Currency Exchange Contracts			170,218				—				170,218				—
Total Derivative Assets(d)		$	32,858,315			$	—			$	32,858,315			$	—
Written Option Contracts		$	(1,995,700	)		$	(969,157	)		$	(1,026,543	)		$	—
Forward Foreign Currency Exchange Contracts			(8,454	)			—				(8,454	)			—
Total Derivative Liabilities(d)		$	(2,004,154	)		$	(969,157	)		$	(1,034,997	)		$	—

(a) BGP Holdings PLC was acquired via a spinoff and has been fair valued at $0, by the Valuation Committee, pursuant to the Fund’s fair value procedures and classified as a Level 3 security.

(b) 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.

(c) See Note 1. Portfolio Valuation.

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

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

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

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, 2021		$	14,310,333			$	—
Purchases			—				51,112,025
Change in unrealized appreciation (depreciation)			(674,115	)			69,462
Balance as of March 31, 2022		$	13,636,218			$	51,181,487

The change in unrealized appreciation (depreciation) attributable to securities owned on March 31, 2022 which were valued using significant unobservable inputs (Level 3) amounted to $(604,653).

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, 2022

Valuation Technique

Unobservable Inputs

Amount

Valuation Impact from an Increase in Input(a)

Common Stock— Real Estate—Industrials

$

13,636,218

Market Comparable Companies

Enterprise Value/ EBITDA(b) Multiple

25.3x

Increase

Liquidity Discount

15%

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 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.

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

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

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).

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).

COHEN & STEERS QUALITY INCOME REALTY FUND, INC.

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

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, interest rate swap contracts and forward foreign currency exchange contracts activity for the three months ended March 31, 2022:

		Purchased  Option Contracts(a),(b)				Written  Option Contracts(a),(b)				Interest Rate Swap Contracts				Forward Foreign Currency Exchange Contracts
Average Notional Amount		$	5,486,052			$	56,392,933			$	574,000,000			$	9,774,267

(a) Average notional amounts represent the average for all months in which the Fund had option contracts outstanding at month end. For the period, this represents one month for purchased option contracts and three months for written option contracts.

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