Cohen & Steers is an American investment management company. It focuses on investments in real estate securities via real estate investment trusts (REIT) and alternative income via preferred securities.3 It is headquartered in New York, United States.1 Its shares trade on NYSE under the symbol CNS.1Wikipedia text CC BY-SA 4.0
Cohen & Steers is an American investment management company. It focuses on investments in real estate securities via real estate investment trusts (REIT) and alternative income via preferred securities.3
Financials
From the company’s reports to the SEC. Every number links to the filing it came from.
Revenue11121310$556.1M in 2025+35% since 2019Operating income1415121310$177.7M in 2025+11% since 2019Net income1415121310$153.2M in 2025+14% since 2019
Revenue161718$152.7M in Q2 FY2026+8% since Q3 FY2025Operating income161718$52.8M in Q2 FY2026+8% since Q3 FY2025Net income161718$49.3M in Q2 FY2026+18% since Q3 FY2025
Every line of the income statement as filed: the last 3 fiscal years, latest first.10
Period ending
2025-12-31
2024-12-31
2023-12-31
Total revenue
$556.1M
$517.4M
$489.6M
Employee compensation and benefits
$224.5M
$218.0M
$200.2M
Distribution and service fees
$72.9M
$57.1M
$54.2M
General and administrative
$71.2M
$60.1M
$66.7M
Depreciation and amortization
$9.8M
$9.3M
$4.1M
Total expenses
$378.4M
$344.5M
$325.2M
Operating income (loss)
$177.7M
$172.9M
$164.5M
Interest and dividend incomenet
$22.0M
$19.3M
$14.6M
Gain (loss) from investmentsnet
$8.7M
$16.6M
$4.3M
Foreign currency gains (losses)net
-$3.8M
$738.0K
-$3.1M
Total non-operating income (loss)
$26.9M
$36.7M
$15.8M
Total income before provision for income taxes
$204.6M
$209.5M
$180.3M
Income tax expense and effective income tax rate
$47.2M
$46.7M
$43.6M
Net income
$157.4M
$162.8M
$136.6M
Net (income) loss attributable to redeemable noncontrolling interest
-$4.2M
-$11.5M
-$7.6M
Net income attributable to common stockholders
$153.2M
$151.3M
$129.0M
Basic (in dollars per share)
$2.99
$3.00
$2.62
Diluted (in dollars per share)
$2.97
$2.97
$2.60
Basic (shares)
51.2M shares
50.4M shares
49.3M shares
Diluted (shares)
51.5M shares
50.9M shares
49.6M shares
No quarter-by-quarter statement was filed.
Total assets111415121310$876.7M in 2025+118% since 2019Total liabilities111415121310$242.8M in 2025+79% since 2019Shareholders’ equity111415121310$562.0M in 2025+163% since 2019Cash1415121310$145.5M in 2025+44% since 2019
Total assets161718$901.0M in Q2 FY2026+12% since Q3 FY2025Total liabilities161718$205.6M in Q2 FY2026−8% since Q3 FY2025Shareholders’ equity161718$589.4M in Q2 FY2026+7% since Q3 FY2025Cash161718$59.2M in Q2 FY2026−40% since Q3 FY2025
Every line of the balance sheet as filed: the last 3 fiscal years (annual) or 3 quarters (quarterly), latest first.10
Period ending
2025-12-31
2024-12-31
2023-12-31
Cash and cash equivalents
$145.5M
$183.0M
$187.4M
Accounts receivable
$79.8M
$74.4M
Due from brokers ($90 and $60)
$1.9M
$1.5M
Property and equipmentnet
$65.1M
$68.6M
Operating lease right-of-use assets
$97.3M
$99.2M
Goodwill and intangible assetsnet
$20.0M
$18.8M
Other assets ($986 and $199)
$30.7M
$31.6M
Total assets
$876.7M
$812.4M
Accrued compensation and benefits
$80.6M
$71.0M
Distribution and service fees payable
$8.6M
$8.5M
Operating lease liabilities
$138.3M
$141.1M
Income tax payable
$1.6M
$4.6M
Due to brokers ($318 and $170)
-$319.0K
-$2.1M
Total liabilities
$242.8M
$237.5M
Redeemable noncontrolling interest
$22.8M
$53.5M
Common stock, $0.01 par value; 500,000,000 shares authorized; 58,275,965 shares issued and 51,032,114 shares outstanding at December 31, 2025 and 57,492,567 shares issued and 50,574,641 shares outstanding at December 31, 2024
$583.0K
$575.0K
Additional paid-in capital
$992.9M
$943.3M
Accumulated deficit
-$105.8M
-$129.3M
Accumulated other comprehensive income, net of tax
-$4.7M
-$10.0M
Treasury stock, at cost, 7,243,851 and 6,917,926 shares at December 31, 2025 and 2024, respectively
-$321.1M
-$292.8M
Total stockholders' equity
$562.0M
$511.7M
Noncontrolling interests
$49.1M
$9.7M
Total stockholders equity
$611.0M
$521.4M
Total liabilities and stockholders equity
$876.7M
$812.4M
Investments
$436.5M
$335.4M
Other liabilities
$13.3M
$10.1M
Common stock, par value
$0.01
$0.01
Common stock, shares authorized
500.0M shares
500.0M shares
Common stock, shares issued (in shares)
58.3M shares
57.5M shares
Common stock, shares outstanding
51.0M shares
50.6M shares
Treasury stock, shares
7.2M shares
6.9M shares
Period ending
2025-12-31
2024-12-31
2023-12-31
Cash and cash equivalents
$145.5M
$183.0M
$187.4M
Accounts receivable
$79.8M
$74.4M
Due from brokers ($90 and $60)
$1.9M
$1.5M
Property and equipmentnet
$65.1M
$68.6M
Operating lease right-of-use assets
$97.3M
$99.2M
Goodwill and intangible assetsnet
$20.0M
$18.8M
Other assets ($986 and $199)
$30.7M
$31.6M
Total assets
$876.7M
$812.4M
Accrued compensation and benefits
$80.6M
$71.0M
Distribution and service fees payable
$8.6M
$8.5M
Operating lease liabilities
$138.3M
$141.1M
Income tax payable
$1.6M
$4.6M
Due to brokers ($318 and $170)
-$319.0K
-$2.1M
Total liabilities
$242.8M
$237.5M
Redeemable noncontrolling interest
$22.8M
$53.5M
Common stock, $0.01 par value; 500,000,000 shares authorized; 58,275,965 shares issued and 51,032,114 shares outstanding at December 31, 2025 and 57,492,567 shares issued and 50,574,641 shares outstanding at December 31, 2024
$583.0K
$575.0K
Additional paid-in capital
$992.9M
$943.3M
Accumulated deficit
-$105.8M
-$129.3M
Accumulated other comprehensive income, net of tax
-$4.7M
-$10.0M
Treasury stock, at cost, 7,243,851 and 6,917,926 shares at December 31, 2025 and 2024, respectively
-$321.1M
-$292.8M
Total stockholders' equity
$562.0M
$511.7M
Noncontrolling interests
$49.1M
$9.7M
Total stockholders equity
$611.0M
$521.4M
Total liabilities and stockholders equity
$876.7M
$812.4M
Investments
$436.5M
$335.4M
Other liabilities
$13.3M
$10.1M
Common stock, par value
$0.01
$0.01
Common stock, shares authorized
500.0M shares
500.0M shares
Common stock, shares issued (in shares)
58.3M shares
57.5M shares
Common stock, shares outstanding
51.0M shares
50.6M shares
Treasury stock, shares
7.2M shares
6.9M shares
Cash from operations1415121310-$120.4M in 2025Capital spending1415121310$6.0M in 2025+117% since 2019Free cash flow1415121310-$126.4M in 2025Dividends paid1415121310$126.9M in 2025−22% since 2019Share buybacks1415121310$28.4M in 2025+173% since 2019
Cash flow is reported year to date, not quarter by quarter, so there are no separate quarterly figures.
Every line of the cash flow as filed: the last 3 fiscal years, latest first.10
Period ending
2025-12-31
2024-12-31
2023-12-31
Net income
$157.4M
$162.8M
$136.6M
Stock compensation expense
$46.0M
$52.3M
$44.5M
Depreciation and amortization
$11.7M
$11.2M
$5.1M
Non-cash lease expense
$5.3M
$5.7M
$14.5M
Amortization (accretion) of premium (discount) on U.S. treasury securities - net
-$1.1M
$1.1M
$2.0M
(Gain) loss from investmentsnet
-$8.7M
-$16.6M
-$4.3M
Deferred income taxes
$561.0K
-$297.0K
$537.0K
Foreign currency (gain) loss
$1.1M
$1.2M
-$787.0K
Accounts receivable
-$5.3M
-$6.7M
-$1.4M
Due from brokers
-$12.7M
-$21.6M
-$2.6M
Investments within consolidated funds
-$319.1M
-$96.1M
-$19.3M
Other assets
-$446.0K
-$4.8M
-$7.3M
Accrued compensation
$9.6M
$4.7M
-$11.4M
Distribution and service fees payable
$138.0K
-$1.7M
$1.7M
Operating lease liabilities
-$6.3M
-$931.0K
$19.2M
Due to broker
$5.0M
$25.1M
$109.0K
Income tax payable
-$5.1M
-$162.0K
-$2.7M
Other liabilities and accrued expenses
-$611.0K
-$16.4M
$1.4M
Net cash provided by (used in) operating activities
-$120.4M
$96.7M
$172.0M
Purchases of investments
-$383.4M
-$417.5M
-$169.4M
Proceeds from sales of investments
$397.8M
$309.4M
$111.6M
Purchases of property and equipment
-$6.0M
-$11.7M
-$57.0M
Net cash provided by (used in) investing activities
$8.4M
-$119.7M
-$114.8M
Issuance of common stock
$961.0K
$1.1M
$1.1M
Proceeds from issuance of common stock from offering, net of issuance costs
$0
$68.5M
$0
Repurchase of common stock
-$28.4M
-$21.1M
-$21.5M
Dividends to stockholders
-$126.9M
-$119.2M
-$112.4M
Contributions from redeemable noncontrolling interests
$228.7M
$88.9M
$14.5M
Other
-$442.0K
-$15.0K
-$603.0K
Net cash provided by (used in) financing activities
$73.8M
$18.2M
-$119.1M
Net increase (decrease) in cash and cash equivalents
-$38.3M
-$4.9M
-$61.9M
Effect of foreign exchange rate changes on cash and cash equivalents
Cohen & Steers sits at the top of its group. 65 entities, 7 countries on record. Switch between the flow chart and the network, and select any entity to see its details.
Major holders of Cohen & Steers
VANGUARD GROUP INCFiled SCHEDULE 13G/A on Cohen & Steers, latest Mar 26, 2026 (6 filings since Feb 9, 2022)
Martin CohenFiled SCHEDULE 13G/A on Cohen & Steers, latest Apr 21, 2025 (4 filings since Feb 10, 2022)
WASATCH ADVISORS LPFiled SCHEDULE 13G/A on Cohen & Steers, latest Feb 11, 2025 (2 filings since Nov 13, 2024)
BlackRockFiled SC 13G on Cohen & Steers, latest Nov 8, 2024 (2 filings since Oct 22, 2024)
BAMCO INC /NY/Filed SC 13G/A on Cohen & Steers, latest Feb 14, 2024 (3 filings since Feb 14, 2022)
Robert Hamilton SteersFiled SC 13G/A on Cohen & Steers, latest Feb 13, 2024 (3 filings since Feb 10, 2022)
Built from parent and subsidiary links from GLEIF, the Global Legal Entity Identifier Foundation (CC0); subsidiaries listed in Exhibit 21 of annual reports filed with the SEC; major holders from Schedules 13D and 13G; stakes of 5% or more it reported on Schedules 13D and 13G (57 companies). Each entity in the chart links to its source.
What it owns
What Cohen & Steers reports owning in its annual reports to the SEC: buildings, land and equipment, real estate and locations, investments, intangible assets and inventory, at the end of its latest fiscal year and a year before.
Our principal executive office is located in leased office space at 1166 Avenue of the Americas, New York, New York. In addition, we have leased office space in London, Dublin, Hong Kong, Tokyo and Singapore.
Cohen & Steers was founded in 1986 by Martin Cohen and Robert Steers. Prior to founding the company, both worked at the National Securities and Research Corporation. There, in 1985, they organized and managed the first real estate securities mutual fund in the United States, the National Real Estate Stock Fund.
Cohen & Steers is considered a pioneer in developing the securitised real estate sector and to this day remains a leader in it. However, Cohen & Steers has diversified by expanding into other investments, such as preferred securities and real assets starting in 2003 and 2012 respectively.
In August 2004, Cohen & Steers completed its initial public offering to become a listed company on the New York Stock Exchange, raising $104.3 million.
In 2016, Cohen retired from day-to-day management of the company.
In 2021, Cohen & Steers established a private real estate business, expanding its real estate investment platform beyond publicly-traded securities. That year the company's assets under management figure surpassed $100 billion.
In November 2021, Steers announced he would be steeping down from his position as CEO and would be succeeded by Joseph Harvey.
Around Jan 14, 2027Next results, estimated About a quarter after its last report. The company hasn't announced the date.
When it reported results
Oct 15, 2026Reported quarterly or annual results59
Jul 16, 2026Reported quarterly or annual results60
Apr 16, 2026Reported quarterly or annual results63
Jan 22, 2026Reported quarterly or annual results64
Oct 16, 2025Reported quarterly or annual results65
Jul 17, 2025Reported quarterly or annual results68
Apr 16, 2025Reported quarterly or annual results70
Jan 22, 2025Reported quarterly or annual results71
Upcoming dates from Nasdaq's calendar; past results from the company's 8-K filings (Item 2.02). The full markets calendar
Filings
548 filings to the SEC since October 2021: 5 annual reports, 15 quarterly reports, 41 major events, 413 insider forms, 20 large holders, 54 other. The latest 20:
37 open-market trades by officers, directors and large owners since October 2021: 10 buys and 27 sales. Grants, option exercises and gifts are left out.
What the company paid its top executives, from the summary compensation table in its proxy statement. Total pay includes salary, bonus, stock and option awards and other pay, as the company valued them.
The largest holders among investment managers' 13F reports for the quarter ending Jun 30, 2026, the top 25 of 100. Change is in shares since the quarter before.
From the cover page of the 10-K filed Feb 27, 2026 (Section 12(b) of the Exchange Act).19
Risk factors and legal proceedings
The risks Cohen & Steers names in Item 1A of its 10-K filed Feb 27, 2026: 28 risks under these headings, as written.19
Risks Related to our Business
A decline in the absolute or relative performance or value of real estate securities, or the attractiveness of real estate portfolios or investment strategies, would have an adverse effect on the assets we manage and our revenue.
Our growth and the execution of our real estate investment strategy may be constrained by the size and number of real estate securities issuers, as well as REIT ownership restrictions.
A decline in the absolute or relative performance or value of preferred securities or similar securities in which we invest, or the attractiveness of portfolios or investment strategies utilizing such securities, would have an adverse effect on the assets we manage and our revenue.
Seed investments made to support the launch of new strategies and products may expose us to potential losses on invested capital.
The incurrence of debt may increase the risk of investing in us and could negatively impact our revenue and adversely affect our financial condition.
The loss of any senior executives or senior investment professionals or our failure to effectively manage succession planning could have a material adverse effect on our business.
We could incur financial losses, reputational harm and regulatory penalties if we fail to implement effective information security policies and procedures.
We face substantial competition in all aspects of our business.
The inability to access clients through third-party intermediaries could have a material adverse effect on our business.
Our growth could be adversely affected if we are unable to manage the costs or realize the anticipated benefits associated with the expansion of our business.
Changes in market and economic conditions could reduce our assets under management and adversely impact our revenue and profitability.
The other 17 risks
Our industry is subject to rapid changes in technology that may alter historical methods of doing business, and technologies we incorporate into our processes may present complex and novel business, compliance and reputational risks.
Our clients may withdraw or reduce the amount of assets we manage or otherwise change the terms of our relationship, which could have an adverse impact on our revenue.
A significant portion of our revenue for 2025 was derived from a single institutional client.
Regulations restricting the use of commission credits to pay for research may continue to increase our operating expenses.
Limitations on our ability to utilize leverage in the closed-end funds we sponsor could reduce our assets under management and revenue.
Failure to maintain adequate business continuity plans in the event of a catastrophic event could have a material adverse effect on the Company and its products.
We could experience loss of client relationships and other harm to our business if our reputation is impaired.
We depend on third parties for services that are important to our business and the failure of a key vendor to fulfill its obligations to the Company could have a material adverse effect on the Company and its products.
Risks Related to our Common Stock
A significant portion of our common stock is owned or controlled by our Executive Chairman and our Board Chairman and their respective family members, which may limit the ability of other stockholders to influence the affairs of the Company.
We may change our dividend policy at any time and there is no guarantee that we will pay dividends in the future.
A sale of a substantial number of shares of our common stock may adversely affect the market price of our common stock, and the issuance of additional shares will dilute your percentage ownership in the Company.
Anti-takeover provisions in our charter documents and Delaware law may delay or prevent a change in control of us, which could decrease the trading price of our common stock.
Legal and Regulatory Risks
We may be adversely impacted by legal and regulatory changes in the U.S. and internationally.
Our involvement in legal proceedings could adversely affect our results of operations and financial condition.
Regulations restricting the use of commission credits to pay for research may increase our operating expenses.
The tax treatment of our Company and certain of our funds involves the interpretation of complex provisions of U.S. federal income tax law for which no precedent may be available and may be subject to potential legislative, judicial or administrative change and differing interpretations, possibly on a retroactive basis.
Changes in tax legislation or policies could materially impact our financial position and results of operations.
Legal proceedings
For information regarding our legal proceedings, see Note 14, Commitments and Contingencies, in the notes to the consolidated financial statements contained in Part II, Item 8 of this Annual Report on Form 10-K.