UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Form 13F
Form 13F COVER PAGE
Report for the Calendar Year or Quarter Ended: March 31, 2006
Check here if Amendment [ ]; Amendment Number:
This Amendment (Check only one.): [ ] is a restatement.
[ ] adds new holdings entries.
Institutional Investment Manager Filing this Report:
Name: Cohen & Steers Capital Management Inc.
Address: 280 Park Avenue
10th Floor
New York, NY 10017
Form 13F File Number: 28-2405
The institutional investment manager filing this report and the person by whom
it is signed hereby represent that the person signing the report is authorized
to submit it, that all information contained herein is true, correct and
complete, and that it is understood that all required items, statements,
schedules, lists, and tables, are considered integral parts of this form.
Person Signing this Report on Behalf of Reporting Manager:
Name: Robert Steers
Title: Co-Chariman and Co-Chief Executive Officer
Phone: (212) 832-3232
Signature, Place, and Dating of Signing: May 12, 2006
/s/ Robert Steers New York, NY May 12, 2006
---------------- --------------- ------------------
Report Type (Check only one.):
[X] 13F HOLDINGS REPORT. (Check here if all holdings of this reporting
manager are reported in this report.)
[ ] 13F NOTICE. (Check here if no holdings reported are in this report, and all
holdings are reported by other reporting manager(s).)
[ ] 13F COMBINATION REPORT. (Check here if a portion of the holdings for this
reporting manager are reported in this report and a portion are reported by
other reporting manager(s).)
List of Other Managers Reporting for this Manager:
[If there are no entries in this list, omit this section.]
Form 13F File Number Name
Form 13F SUMMARY PAGE
Report Summary:
Number of Other Included Managers: 1
Form 13F Information Table Entry Total: 225
Form 13F Information Table Value Total: 18,303,441 (thousands)
List of Other Included Managers:
Provide a numbered list of the name(s) and Form 13F file number(s) of all
institutional investment managers with respect to which this report is filed,
other than the manager filing this report.
No. Form 13F File Number Name
01 Houlihan Rovers, SA
FORM 13F INFORMATION TABLE
ITEM 1: ITEM 2: ITEM 3: ITEM 4: ITEM 5: ITEM 6: ITEM 7: ITEM 8:
-------------------------- ------- -------- ------- --------------- ------- -------- --------------------------
TITLE
OF VALUE SHARES/ SH/ PUT/ INVSTMT OTHER VOTING AUTHORITY
NAME OF ISSUER CLASS CUSIP (X$1000) PRN AMT PRN CALL DSCRETN MANAGERS SOLE SHARED NONE
-------------------------- ------- -------- ------- --------- -------- ------- -------- ------ ------- -------
3M Co. COM 88579Y101 1832 24200 SH Sole 24200
AGL Resources COM 001204106 27,593 765,396 SH Sole 765,396
AMB Property Corp. COM 00163T109 136,649 2,510,144 SH Sole 2,362,186 147,958
Abbott Laboratories COM 002824100 2,056 48,400 SH Sole 48,400
Ace ltd COM G0070K103 286 5,500 SH Sole 5,500
Aflac Inc COM 001055102 487 10,800 SH Sole 10,800
Alexandria Real Estate COM 015271109 208,310 2,184,076 SH Sole 2,006,453 177,623
Allstate Corp COM 020002101 380 7,300 SH Sole 7,300
Altria Group Inc COM 02209S103 5,711 80,600 SH Sole 80,600
Ameren Corp COM 023608102 142,268 2,855,644 SH Sole 2,855,644
American Campus Communities COM 024835100 53,419 2,061,700 SH Sole 2,061,700
American Financial Realty Tr COM 02607P305 104,473 8,967,651 SH Sole 8,767,351 200,300
Anheuser-Busch Co COM 035229103 1,792 41,900 SH Sole 41,900
Apartment Investment COM 03748R101 428,516 9,127,693 SH Sole 8,699,142 428,551
Archstone-Smith Tr. COM 039583109 487,410 9,978,316 SH Sole 9,507,020 471,296
Ashford Hospitality Trust COM 044103109 26,479 2,135,400 SH Sole 2,135,400
Atmos Energy Corp COM 049560105 5,542 210,500 SH Sole 210,500
AvalonBay Comm. COM 053484101 531,828 4,868,429 SH Sole 4,608,425 260,004
Avery Dennison Corp. COM 053611109 1,754 30,000 SH Sole 30,000
BP plc COM 055622104 221 3,200 SH Sole 3,200
BRE Properties COM 05564E106 251,977 4,522,558 SH Sole 4,181,881 340,677
Baker Hughes Inc COM 057224107 376 5,500 SH Sole 5,500
Bank of America Corp. COM 060505104 5,788 127,100 SH Sole 127,100
Becton Dickinson COM 075887109 228 3,700 SH Sole 3,700
Bellsouth Corp COM 079860102 3,624 104,600 SH Sole 104,600
BioMed Property Trust COM 09063H107 50,501 1,703,809 SH Sole 1,630,209 73,600
Boston Properties COM 101121101 473,025 5,063,970 SH Sole 4,836,752 227,218
Brandywine Realty Tr. COM 105368203 314,381 9,895,097 SH Sole 9,858,074 37,023
Brookfield Properties COM 112900105 393,826 11,532,237 SH Sole 10,745,887 786,350
CBL & Associates COM 124830100 104,220 2,448,587 SH Sole 2,362,276 86,311
CINergy Corp COM 172474108 121,045 2,665,595 SH Sole 2,665,595
CMS Energy Corp COM 125896100 1,533 118,400 SH Sole 118,400
Camden Ppty Trust COM 133131102 113,879 1,579,690 SH Sole 1,575,600 4,090
Carnival Corp. COM 143658300 218 4,600 SH Sole 4,600
CarrAmerica Realty COM 144418100 45,535 970,516 SH Sole 945,000 25,516
Cathay Pacific Airways COM 148906308 171 19,500 SH Sole 19,500
Cedar Shopping Centers Inc. COM 150602209 66,872 4,221,700 SH Sole 4,221,700
ChevronTexaco Corp. COM 166764100 3,820 65,900 SH Sole 65,900
Citigroup Inc COM 172967101 5,018 106,250 SH Sole 106,250
Citizens Communications Co. COM 17453B101 31,053 2,340,100 SH Sole 2,340,100
Cleco Corporation COM 12561W105 12,184 545,616 SH Sole 545,616
Coca-cola Co/The COM 191216100 1,779 42,500 SH Sole 42,500
Colonial Property Tr COM 195872106 221,931 4,427,100 SH Sole 4,427,100
Comerica COM 200340107 1,368 23,600 SH Sole 23,600
Commercial Net Lease COM 202218103 24,472 1,050,300 SH Sole 1,050,300
ConocoPhillips COM 20825C104 2,052 32,500 SH Sole 32,500
Consolidated Edison Inc COM 209115104 104,474 2,401,700 SH Sole 2,401,700
Constellation Energy Group COM 210371100 3,857 70,500 SH Sole 70,500
Contrywide Financial Corp COM 222372104 319 8,700 SH Sole 8,700
Cousins Properties COM 222795106 9,698 290,100 SH Sole 272,800 17,300
Crescent Real Estate COM 225756105 18,120 860,000 SH Sole 860,000
DCP Midstream Partners LP COM 23311P100 7,549 275,000 SH Sole 275,000
DPL Inc. COM 233293109 12,490 462,600 SH Sole 462,600
DTE Energy Co COM 233331107 90,688 2,262,100 SH Sole 2,262,100
Developers Divers. COM 251591103 222,976 4,069,691 SH Sole 3,930,960 138,731
Diageo Capital PLC COM 25243Q205 336 5,300 SH Sole 5,300
Diamondrock Hospitality Company COM 252784301 77,535 5,614,400 SH Sole 5,614,400
Digital Realty Trust Inc. COM 253868103 17,713 628,800 SH Sole 628,800
Dominion Resources Inc COM 25746U109 49,166 712,244 SH Sole 712,244
Dow Chemical Co COM 260543103 3,601 88,700 SH Sole 88,700
Du Pont (E.I.) De Nemours COM 263534109 3,592 85,100 SH Sole 85,100
Duke Energy Corporation COM 26441C105 139,724 4,793,292 SH Sole 4,793,292
Duke Realty Corp COM 264411505 134,415 3,532,165 SH Sole 3,486,100 46,065
E.ON AG-Spons ADR COM 268780103 71,267 1,947,174 SH Sole 1,947,174
Eastman Chemical Company COM 277432100 3,583 70,000 SH Sole 70,000
Edison International COM 281020107 82,691 2,008,040 SH Sole 2,008,040
Education Realty Trust COM 28140H104 52,104 3,405,500 SH Sole 3,405,500
Eli Lilly & Co COM 532457108 1,753 31,700 SH Sole 31,700
Energen Corp COM 29265N108 1,201 34,306 SH Sole 34,306
Energy East Corp COM 29266M109 10,468 430,780 SH Sole 430,780
Entergy Corp COM 29364G103 86,334 1,252,304 SH Sole 1,252,304
Enterprise GP Holdings LP COM 293716106 2,325 62,000 SH Sole 62,000
Entertainment Properties COM 29380T105 84,510 2,013,100 SH Sole 1,860,000 153,100
Equitable Resources Inc COM 294549100 62,093 1,700,720 SH Sole 1,700,720
Equity Inns Inc COM 294703103 22,926 1,415,200 SH Sole 1,415,200
Equity Office Pptys COM 294741103 630,053 18,733,118 SH Sole 18,255,297 477,821
Equity One COM 294752100 21,033 856,400 SH Sole 856,400
ITEM 1: ITEM 2: ITEM 3: ITEM 4: ITEM 5: ITEM 6: ITEM 7: ITEM 8:
--------------------------- ------- --------- ------- ----------------- ------- -------- --------------------------
TITLE
OF VALUE SHARES/ SH/ PUT/ INVSTMT OTHER VOTING AUTHORITY
NAME OF ISSUER CLASS CUSIP (X1000) PRN AMT PRN CALL DSCRETN MANAGERS SOLE SHARED NONE
--------------------------- ------- -------- ------- -------- --- ---- ------- -------- ---- ------ ------
Equity Residential COM 29476L107 488,453 10,417,681 SH Sole 9,941,292 476,389
Essex Property Tr. COM 297178105 124,213 1,142,395 SH Sole 1,097,295 45,100
Exco Resources COM 269279402 1,654 132,000 SH Sole 132,000
Exelon Corp COM 30161N101 131,710 2,489,797 SH Sole 2,489,797
Extra Space Storage Inc. COM 30225T102 115,706 6,731,000 SH Sole 6,311,600 419,400
Exxon Mobil Corp COM 30231G102 377 6,200 SH Sole 6,200
FPL Group Inc COM 302571104 65,801 1,639,286 SH Sole 1,639,286
Fairpoint Communicationss Inc COM 305560104 25,443 1,841,000 SH Sole 1,841,000
Federal Realty Inv. COM 313747206 177,275 2,357,386 SH Sole 2,206,586 150,800
Fifth Third Bancorp COM 316773100 3,641 92,500 SH Sole 92,500
First Horizon National Corp. COM 320517105 2,622 62,950 SH Sole 62,950
First Industrial Rlty COM 32054K103 121,773 2,852,500 SH Sole 2,852,500
FirstEnergy Corp COM 337932107 47,837 978,255 SH Sole 978,255
Forest City Enterprises COM 345550107 18,855 399,900 SH Sole 253,100 146,800
GMH Communities Trust COM 36188G102 60,542 5,201,235 SH Sole 5,121,235 80,000
General Dynamics Corp COM 369550108 211 3,300 SH Sole 3,300
General Electric COM 369604103 4,191 120,500 SH Sole 120,500
General Growth COM 370021107 213,356 4,352,932 SH Sole 4,164,703 188,229
General Mills Inc COM 370334104 1,880 37,100 SH Sole 37,100
Glenborough Realty COM 37803P105 75,440 3,468,500 SH Sole 3,037,400 431,100
Glimcher Realty Tr COM 379302102 147,882 5,207,100 SH Sole 5,207,100
GlobalSantaFe Corp COM G3930E101 468 7,700 SH Sole 7,700
Gramercy Capital Corp COM 384871109 46,233 2,200,000 SH Sole 2,200,000
HCC Insurance Inc COM 404132102 571 16,400 SH Sole 16,400
HJ Heinz Company COM 423074103 3,648 96,200 SH Sole 96,200
HRPT Properties Tr. COM 40426W101 78,797 6,711,800 SH Sole 6,711,800
HSBC Holdings - Spons ADR COM 404280406 377 4,500 SH Sole 4,500
Hawaiian Electric Industries COM 419870100 21,856 805,600 SH Sole 805,600
Health Care Ppty COM 421915109 235,322 8,280,002 SH Sole 8,271,300 8,702
Health Care REIT COM 42217K106 186,310 4,890,025 SH Sole 4,890,025
Healthcare Rlty Tr. COM 421946104 53,356 1,427,400 SH Sole 1,427,400
Heritage Property Investment COM 42725M107 154,128 3,893,100 SH Sole 3,893,100
Highwoods Properties COM 431284108 116,473 3,453,100 SH Sole 3,453,100
Hilton Hotels Corp COM 432848109 162,671 6,387,222 SH Sole 6,003,934 383,288
Home Properties COM 437306103 233,471 4,565,358 SH Sole 4,548,700 16,658
Hospitality Pptys Tr COM 44106M102 126,674 2,900,700 SH Sole 2,900,700
Host Hotels & Resorts COM 44107P104 251,168 11,730,226 SH Sole 11,004,425 725,801
ITC Holdings Corp. COM 465685105 16,522 629,400 SH Sole 629,400
Inland Real Estate Corp COM 457461200 94,233 5,777,600 SH Sole 5,653,300 124,300
Intel Corp COM 458140100 237 12,200 SH Sole 12,200
Intercontinental Hotels - ADR COM 45857P103 199 12,100 SH Sole 12,100
JPMorgan Chase and Co COM 46625H100 446 10,700 SH Sole 10,700
Johnson and Johnson COM 478160104 497 8,400 SH Sole 8,400
Kellogg Co COM 487836108 3,528 80,100 SH Sole 80,100
KeyCorp COM 493267108 5,262 143,000 SH Sole 143,000
Keyspan Corp COM 49337W100 52,109 1,275,000 SH Sole 1,275,000
Kilroy Realty COM 49427F108 131,265 1,699,004 SH Sole 1,652,504 46,500
Kimberly-Clark Corp COM 494368103 3,566 61,700 SH Sole 61,700
Kimco Realty Corp. COM 49446R109 5,820 130,865 SH Sole 72,700 58,165
Kinder Morgan Inc COM 49455P101 14,534 158,000 SH Sole 158,000
Leggett & Platt Inc COM 524660107 1,786 73,300 SH Sole 73,300
Lexington Corporate COM 529043101 30,712 1,473,000 SH Sole 1,473,000
Liberty Property Tr COM 531172104 415,588 8,806,307 SH Sole 8,658,146 148,161
Limited Brands COM 532716107 1,832 74,900 SH Sole 74,900
Lockheed Martin Corp COM 539830109 301 4,000 SH Sole 4,000
Macerich COM 554382101 423,748 5,726,035 SH Sole 5,519,835 206,200
Mack-Cali Realty COM 554489104 445,495 9,275,598 SH Sole 8,949,437 326,161
Magellan Midstream Holdings COM 55907R108 5,748 250,000 SH Sole 250,000
Maguire Properties COM 559775101 239,794 6,567,451 SH Sole 6,287,577 279,874
Masco Corp COM 574599106 1,836 56,500 SH Sole 56,500
Medical Properties Trust COM 58463J304 27,184 2,517,000 SH Sole 2,517,000
Microchip Technology COM 595017104 356 9,800 SH Sole 9,800
Mid-America Apartment Communities COM 59522J103 82,339 1,503,908 SH Sole 1,503,908
Mills Corp COM 601148109 198,205 7,078,745 SH Sole 6,699,547 379,198
Mission West COM 605203108 26,923 2,291,300 SH Sole 2,291,300
National City Corp. COM 635405103 5,364 153,700 SH Sole 153,700
Nationwide Health COM 638620104 170,263 7,919,200 SH Sole 7,919,200
New Plan Excel Rlty COM 648053106 35,822 1,379,727 SH Sole 1,374,000 5,727
Newcastle Investment Corporation COM 65105M108 133,722 5,590,376 SH Sole 5,590,376
Newell Rubbermaid Inc. COM 651229106 4,081 162,000 SH Sole 162,000
NiSource Inc COM 65473P105 3,215 159,000 SH Sole 159,000
Nike Inc. COM 654106103 391 4,600 SH Sole 4,600
Northeast Utilities COM 664397106 15,487 793,000 SH Sole 793,000
Northrop Grumman Corp COM 666807102 321 4,700 SH Sole 4,700
Nstar COM 67019E107 22,848 798,600 SH Sole 798,600
Omega Healthcare COM 681936100 3,504 249,900 SH Sole 249,900
PACCAR Inc. COM 693718108 289 4,100 SH Sole 4,100
PG&E Corp COM 69331C108 97,830 2,514,907 SH Sole 2,514,907
PPG Industries Inc. COM 693506107 1,818 28,700 SH Sole 28,700
ITEM 1: ITEM 2: ITEM 3: ITEM 4: ITEM 5: ITEM 6: ITEM 7: ITEM 8:
--------------------------- ------- --------- ------- ----------------- ------- -------- --------------------------
TITLE
OF VALUE SHARES/ SH/ PUT/ INVSTMT OTHER VOTING AUTHORITY
NAME OF ISSUER CLASS CUSIP (X1000) PRN AMT PRN CALL DSCRETN MANAGERS SOLE SHARED NONE
--------------------------- ------- --------- ------- -------- --- ---- ------- -------- ------ ------- ------
PPL Corp COM 69351T106 50,829 1,728,878 SH Sole 1,728,878
Pan Pacific COM 69806L104 70,351 987,887 SH Sole 927,100 60,787
Pennsylvania REIT COM 709102107 56,263 1,278,700 SH Sole 1,278,700
Pepco Holdings Inc COM 713291102 56,091 2,461,210 SH Sole 2,461,210
Pfizer Inc. COM 717081103 4,674 187,550 SH Sole 187,550
Pinnacle West Capital Corp COM 723484101 50,638 1,295,100 SH Sole 1,295,100
Pitney Bowes Inc COM 724479100 1,481 34,500 SH Sole 34,500
Post Properties COM 737464107 115,195 2,583,527 SH Sole 2,484,779 98,748
ProLogis COM 743410102 306,494 5,717,037 SH Sole 5,401,583 315,454
Procter & Gamble Company COM 742718109 403 7,000 SH Sole 7,000
Progress Energy Inc COM 743263105 90,144 2,049,650 SH Sole 2,049,650
Public Service Enterprise Group COM 744573106 117,663 1,837,343 SH Sole 1,837,343
Public Storage Inc. COM 74460D109 232,945 2,860,739 SH Sole 2,708,781 151,958
Public Storage-Series A COM 74460D729 22,473 826,200 SH Sole 826,200
Questar Corp COM 748356102 3,540 50,539 SH Sole 50,539
RR Donnelley & Sons COM 257867101 3,606 110,200 SH Sole 110,200
Ramco-Gershenson COM 751452202 49,912 1,648,900 SH Sole 1,648,900
Reckson Assoc COM 75621K106 366,096 7,980,642 SH Sole 7,817,336 163,306
Regency Centers Corp COM 758849103 78,032 1,161,359 SH Sole 1,116,400 44,959
Regency Energy Partners LP COM 75885Y107 4,089 185,000 SH Sole 185,000
Regions Financial Corp COM 7591EP100 1,298 36,900 SH Sole 36,900
Republic Property Trust COM 760737106 14,466 1,229,090 SH Sole 1,211,893 17,197
SL Green Realty COM 78440X101 132,449 1,299,976 SH Sole 1,226,875 73,101
Scana Corp Hldg Co. COM 80589M102 8,299 211,500 SH Sole 211,500
Scottish Power Plc-ADR COM 81013T705 19,525 484,600 SH Sole 484,600
Sempra Energy COM 816851109 14,538 312,918 SH Sole 312,918
Senior Housing Pptys COM 81721M109 69,477 3,838,500 SH Sole 3,838,500
Shurgard Storage COM 82567D104 157,447 2,359,225 SH Sole 2,194,280 164,945
Simon Property Group COM 828806109 580,382 6,883,437 SH Sole 6,590,889 292,548
Southern Co COM 842587107 128,548 3,922,724 SH Sole 3,922,724
Sovran Self Storage COM 84610H108 60,549 1,096,900 SH Sole 1,096,900
Spirit Finance Corp. COM 848568309 89,134 7,306,100 SH Sole 7,306,100
Starwood Hotels COM 85590A401 260,244 3,842,379 SH Sole 3,502,492 339,887
Strategic Hotel Capital COM 86272T106 184,270 7,915,394 SH Sole 7,513,494 401,900
Sun Communities COM 866674104 102,829 2,908,884 SH Sole 2,729,084 179,800
Sunstone Hotel Investors Inc COM 867892101 4,928 170,100 SH Sole 170,100
TXU Corp COM 873168108 49,580 1,107,680 SH Sole 1,107,680
Tanger Factory Ctrs COM 875465106 102,832 2,988,433 SH Sole 2,706,360 282,073
Taubman Centers COM 876664103 160,105 3,835,113 SH Sole 3,559,400 275,713
Teekay LNG Partners LP COM Y8564M105 7,197 230,300 SH Sole 230,300
Thomas Properties Group COM 884453101 8,355 613,900 SH Sole 405,500 208,400
Trizec Properties COM 89687P107 118,057 4,588,306 SH Sole 4,391,180 197,126
U-Store-It Trust COM 91274F104 112,217 5,569,100 SH Sole 5,301,000 268,100
US Bancorp COM 902973304 5,743 188,300 SH Sole 188,300
United Dominion COM 910197102 68,179 2,379,527 SH Sole 2,335,300 44,227
United Parcel Svc COM 911312106 381 4,800 SH Sole 4,800
Urstadt Biddle Class A COM 917286205 16,465 914,700 SH Sole 914,700
Vectren Corporation COM 92240G101 10,918 413,867 SH Sole 413,867
Ventas Inc. COM 92276F100 380,495 11,467,595 SH Sole 11,167,895 299,700
Verizon Communications COM 92343V104 5,647 165,800 SH Sole 165,800
Vodafone Group Plc COM 92857W100 228 10,900 SH Sole 10900
Vornado Realty Tr. COM 929042109 784431 8162726 SH Sole 7796249 366477
WPS Resources Corp COM 92931B106 202 4100 SH Sole 4100
Wal-Mart De Mexico SA COM 93114W107 409 15300 SH Sole 15300
Washington Mutual COM 939322103 5447 127800 SH Sole 127800
Waste Management Inc COM 94106L109 1853 52500 SH Sole 52500
Wells Fargo and Co COM 949746101 620 9700 SH Sole 9700
Weyerhaeuser Co COM 962166104 1782 24600 SH Sole 24600
Williams Cos Inc COM 969457100 2124 99300 SH Sole 99300
Williams Partners LP COM 96950F104 5826 178000 SH Sole 178000
Windrose Medical Properties COM 973491103 8000 530500 SH Sole 530500
Worthington Industries Inc COM 981811102 3687 183800 SH Sole 183800
Xcel Energy Inc COM 98389B100 67369 3711803 SH Sole 3711803
iStar Financial COM 45031U101 119273 3115800 SH Sole 3115800
Abbey Nat. ADR 7.375% (ANB C) PFD 002920809 12632 493264 SH Sole 493264
Crescent Real Estate Pr.A PFD 225756204 52450 2430500 SH Sole 2430500
Felcor Lodging Pr.A PFD 31430F200 5188 207500 SH Sole 207500
Royal Bank of Scotland Pr.H PFD 780097879 1413 55600 SH Sole 55600
Windrose Medical Prop. Pr.A PFD 973491202 3153 120800 SH Sole 120800
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225 Data Records
18,303,441 Value Total
01 Other Manager on whose behalf report is filed