CNS on NYSE

Cohen & Steers

Logo: Cohen & Steers, Public domain, via Wikimedia Commons4

American Investment Management company

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 From Wikipedia, CC BY-SA 4.0

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Last updated Oct 18, 2026.

Overview

Compare with GCM Grosvenor Inc., Acadian Asset Management Inc. or Brookfield Oaktree Holdings, LLC, or pick any stock.

  • TickerCNS on NYSE1
  • IndustryInvestment Advice1
  • HeadquartersNew York, United States1
  • Websitewww.cohenandsteers.com
  • Legal formDelaware corporation1
  • Incorporated inDE5
  • Business address1166 Avenue Of The Americas, 30Th Floor, New York, Ny 100365
  • Filer categoryLarge accelerated filer5
Marsh & McLennan Headquarters at 1166 Avenue of the Americas
Photo: Americasroof ( talk ), CC BY-SA 3.0, via Wikimedia Commons7

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.

Key numbers, fiscal 2025

32.0%Operating margin8
27.6%Net margin8
7.5%Revenue growth, 20258
27.3%Return on equity8
-$126.4MFree cash flow8

What sells

Revenue by product, business segment and region, as the company reports it to the SEC.

Products and services

Investment Advice brought in 54% of the revenue Cohen & Steers broke down this way in fiscal 2025.

  1. Investment Advice$524.8M854%up 8% from 2024
  2. Open-End Investment Funds$320.2M833%up 11% from 2024
  3. Closed-End Investment Funds$103.2M811%up 3% from 2024
  4. Financial Service$29.3M83%up 4% from 2024
  5. Financial Service, Other$1.9M80%down 12% from 2024
Products and services by year
Products and services202320242025
Investment Advice$459.4M$487.1M$524.8M
Open-End Investment Funds$269.7M$288.4M$320.2M
Closed-End Investment Funds$96.3M$100.0M$103.2M
Financial Service$28.2M$28.1M$29.3M
Financial Service, Other$2.0M$2.2M$1.9M

Regions

North America brought in 87% of the revenue Cohen & Steers broke down this way in fiscal 2025.

  1. North America$484.2M887%up 8% from 2024
  2. Japan$31.1M86%down 2% from 2024
  3. Europe$23.4M84%up 13% from 2024
  4. Asia Excluding Japan$17.4M83%up 12% from 2024
Regions by year
Regions202320242025
North America$423.1M$449.4M$484.2M
Japan$31.9M$31.7M$31.1M
Europe$21.4M$20.7M$23.4M
Asia Excluding Japan$13.2M$15.6M$17.4M

Where the money goes

Where each dollar of revenue went, fiscal 2025

  • Other costs72¢$402.9M
  • Profit28¢$153.2M

Out of $556.1M in revenue.8

Financial statements

Revenue910118$556.1M in 2025+35% since 2019
0$200.0M$400.0M$600.0M2019: $410.8M$410.8M20192020: $427.5M$427.5M2020+4%2021: $583.8M$583.8M2021+37%2022: $566.9M$566.9M2022−3%2023: $489.6M$489.6M2023−14%2024: $517.4M$517.4M2024+6%2025: $556.1M$556.1M2025+7%
Operating income121310118$177.7M in 2025+11% since 2019
0$100.0M$200.0M$300.0M2019: $160.1M$160.1M20192020: $95.1M$95.1M2020−41%2021: $260.4M$260.4M2021+174%2022: $215.9M$215.9M2022−17%2023: $164.5M$164.5M2023−24%2024: $172.9M$172.9M2024+5%2025: $177.7M$177.7M2025+3%
Net income121310118$153.2M in 2025+14% since 2019
0$100.0M$200.0M$300.0M2019: $134.6M$134.6M20192020: $76.6M$76.6M2020−43%2021: $211.4M$211.4M2021+176%2022: $171.0M$171.0M2022−19%2023: $129.0M$129.0M2023−25%2024: $151.3M$151.3M2024+17%2025: $153.2M$153.2M2025+1%

Every line of the income statement as filed: the last 3 fiscal years, latest first.8

Period ending2025-12-312024-12-312023-12-31
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 shares50.4M shares49.3M shares
Diluted (shares)51.5M shares50.9M shares49.6M shares

Compare Cohen & Steers with another company

The story

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.

From Wikipedia’s article on Cohen & Steers, shared under CC BY-SA 4.0.6

Leadership

Who has led Cohen & Steers, and when. Pick a name to see everywhere that person has worked.

Board members and other officers (30)

Former names

  • COHEN & STEERS INCMar 30, 2004 to Aug 6, 20195

Timeline

  1. Mar 19, 2021New chief executive Joseph M. Harvey becomes CEO17
  2. Jan 31, 2006New chief executive Robert Hamilton Steers becomes CEO18
  3. Mar 17, 2004Founded Cohen & Steers is founded56

Filings

593 filings to the SEC since October 2021: 5 annual reports, 15 quarterly reports, 41 major events, 413 insider forms, 65 large holders, 54 other. The latest 20:

  1. Oct 15, 20268-K EDGAR
  2. Oct 2, 20264 EDGAR
  3. Oct 2, 20264 EDGAR
  4. Oct 2, 20264 EDGAR
  5. Oct 2, 20264 EDGAR
  6. Oct 2, 20264 EDGAR
  7. Oct 2, 20264 EDGAR
  8. Oct 2, 20264 EDGAR
  9. Aug 21, 20264 EDGAR
  10. Aug 21, 20264 EDGAR
  11. Aug 21, 20264 EDGAR
  12. Aug 21, 20264 EDGAR
  13. Aug 21, 20264 EDGAR
  14. Aug 21, 20264 EDGAR
  15. Aug 21, 20264 EDGAR
  16. Aug 21, 20264 EDGAR
  17. Aug 14, 2026SCHEDULE 13G EDGAR
  18. Aug 14, 2026SCHEDULE 13G/A EDGAR
  19. Aug 14, 2026SCHEDULE 13G/A EDGAR
  20. Aug 14, 2026SCHEDULE 13G/A EDGAR

The 593 filings since October 2021 can be filtered by form type and year here when JavaScript is on.

Every filing from the last three years, summarized. The full record is on SEC EDGAR.

Insider trades and holders

Large holders

Investors who own more than 5% must tell the SEC: a 13D if they may seek to influence the company, a 13G if they hold passively. 65 such filings since October 2021, the latest 10:

  1. Aug 14, 2026SCHEDULE 13G
  2. Aug 14, 2026SCHEDULE 13G/A
  3. Aug 14, 2026SCHEDULE 13G/A
  4. Aug 14, 2026SCHEDULE 13G/A
  5. Aug 14, 2026SCHEDULE 13G/A
  6. Aug 14, 2026SCHEDULE 13G/A
  7. Aug 14, 2026SCHEDULE 13G/A
  8. Aug 14, 2026SCHEDULE 13G
  9. Aug 14, 2026SCHEDULE 13G/A
  10. Aug 14, 2026SCHEDULE 13G/A

From Forms 4 and Schedules 13D and 13G filed with the SEC.

Held by these funds

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.

FundSharesValueShare of the fundChange
BlackRock, Inc.4,509,985$343.4M0.0%+125,980
Vanguard Portfolio Management LLC1,701,955$129.6M0.0%+50,891
Vanguard Capital Management LLC1,261,258$96.0M0.0%+3,796
Dimensional Fund Advisors LP1,198,753$91.3M0.0%+24,174
State Street Corp1,192,323$90.8M0.0%+43,762
Wasatch Advisors LP1,185,911$90.3M0.6%−911,598
Charles Schwab Investment Management Inc1,064,399$81.0M0.0%+97,383
Victory Capital Management Inc962,591$73.3M0.0%+277,642
Goldman Sachs Group Inc923,968$70.4M0.0%+102,790
Geode Capital Management, LLC885,879$67.5M0.0%+76,434
Copeland Capital Management, LLC768,748$58.5M1.2%−35,768
Morgan Stanley569,812$43.4M0.0%+122,635
Boston Trust Walden Corp534,549$40.7M0.3%−23,884
Woodline Partners LP518,633$39.5M0.1%New
Millennium Management LLC485,159$36.9M0.0%+239,719
Nuveen, LLC463,138$35.3M0.0%+215,760
Aqr Capital Management LLC451,679$34.4M0.0%+210,989
Bank of New York Mellon Corp427,024$32.5M0.0%+636
DAVENPORT & Co LLC424,183$32.0M0.2%+2,714
Two Sigma Investments, LP369,895$28.2M0.0%−51,094
Grantham, Mayo, Van Otterloo & Co. LLC364,378$27.7M0.1%+6,831
Invesco Ltd.360,657$27.5M0.0%+32,533
Segall Bryant & Hamill, LLC353,861$26.9M0.3%New
Norges Bank353,653$26.9M0.0%New
Gamco Investors, Inc. Et Al351,873$26.8M0.2%+48,778

13F reports cover disclosed long positions in U.S. stocks only.

Members of Congress who traded it

4 trades disclosed by members of Congress. “Vs S&P since” is the stock’s change since the trade minus the S&P 500’s.

DateMemberTradeAmountVs S&P sinceFiling
Oct 30, 2025Gilbert Ray Cisneros, Jr.Democratic, HouseBuy$1,001 - $15,000−13.4%Report
Sep 25, 2024Josh GottheimerDemocratic, HousePartial sale$1,001 - $15,000+62.5%Report
Nov 13, 2020Gilbert Ray Cisneros, Jr.Democratic, HouseBuy$1,001 - $15,000−106.1%Report
Dec 12, 2019Gilbert Ray Cisneros, Jr.Democratic, HousePartial sale$1,001 - $15,000+139.2%Report

Members report amounts as ranges, not exact figures. Returns are price-only (no dividends).

Sources

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