COHEN & STEERS, INC. (CNS) — Quarterly Report

Key Insights

• The filing is a Q1 2026 10-Q for Cohen & Steers, Inc., a leading real estate investment manager with exposure across multiple asset classes including open-end funds, closed-end funds, and institutional accounts spanning North America, EMEA, Japan, and Asia ex-Japan.
• The document structure indicates complex fair value measurement disclosures across multiple investment categories (common stock, partnership interests, fixed income securities, equity method investments, and total return swaps) with varying measurement levels (Level 1, Level 2, Level 3, and NAV-based), suggesting active portfolio management and derivative usage.
• The presence of variable interest entity (VIE) primary beneficiary member disclosures and redeemable/non-redeemable noncontrolling interests suggests Cohen & Steers operates through consolidated subsidiaries and manages third-party capital, which is typical for asset managers but requires careful analysis of earnings attribution.