UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Form 13F
Form 13F COVER PAGE
Report for the Calendar Year or Quarter Ended: December 31, 2005
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: February 14, 2006
/s/ Robert Steers New York, NY February 14, 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: 202
Form 13F Information Table Value Total: 16763744 (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
-------------------------- ------- -------- ------- --------- -------- ------- -------- ------ ------- -------
AGL Resources COM 001204106 20,301 583,196 SH Sole 583,196
AMB Property Corp. COM 00163T109 147,520 2,993,777 SH Sole 2,802,168 191,609
Abbott Laboratories COM 002824100 2,843 72,100 SH Sole 72,100
Ace ltd COM G0070K103 240 4,500 SH Sole 4,500
Alexandria Real Estate COM 015271109 159,837 1,984,765 SH Sole 1,804,861 179,904
Alltel Corp COM 020039103 1,786 28,300 SH Sole 28,300
Altria Group Inc COM 02209S103 4,834 64,700 SH Sole 64,700
Ameren Corp COM 023608102 141,199 2,755,644 SH Sole 2,755,644
American Campus Communities COM 024835100 45,927 1,851,900 SH Sole 1,851,900
American Electric Power Co COM 025537101 6,190 166,900 SH Sole 166,900
American Financial Realty Tr COM 02607P305 112,587 9,382,226 SH Sole 8,945,226 437,000
Amsouth Bancorporation COM 032165102 4,398 167,800 SH Sole 167,800
Apartment Investment COM 03748R101 392,206 10,349,274 SH Sole 9,787,117 562,157
Archstone-Smith Tr. COM 039583109 430,615 10,266,593 SH Sole 9,733,242 533,351
Arden Realty COM 039793104 379,311 8,454,828 SH Sole 8,356,023 98,805
Atmos Energy Corp COM 049560105 5,507 210,500 SH Sole 210,500
AvalonBay Comm. COM 053484101 452,908 5,069,604 SH Sole 4,782,809 286,795
Avery Dennison Corp. COM 053611109 1,476 26,700 SH Sole 26,700
BRE Properties COM 05564E106 186,791 4,102,660 SH Sole 3,774,988 327,672
Bank of America Corp. COM 060505104 5,053 109,500 SH Sole 109,500
Bellsouth Corp COM 079860102 5,046 186,200 SH Sole 186,200
Bemis Company COM 081437105 1,396 50,100 SH Sole 50,100
BioMed Property Trust COM 09063H107 41,475 1,699,807 SH Sole 1,604,507 95,300
Boston Properties COM 101121101 393,653 5,303,365 SH Sole 4,993,593 309,772
Brandywine Realty Tr. COM 105368203 181,351 6,497,703 SH Sole 6,497,703
Brookfield Properties COM 112900105 256,389 8,714,797 SH Sole 8,154,147 560,650
CBL & Associates COM 124830100 73,413 1,852,048 SH Sole 1,749,278 102,770
CINergy Corp COM 172474108 113,691 2,677,595 SH Sole 2,677,595
CMS Energy Corp COM 125896100 2,937 202,400 SH Sole 202,400
Camden Ppty Trust COM 133131102 91,598 1,580,535 SH Sole 1,575,600 4,935
CarrAmerica Realty COM 144418100 306,150 8,835,624 SH Sole 8,605,022 230,602
Cedar Shopping Centers Inc. COM 150602209 55,391 3,936,800 SH Sole 3,936,800
ChevronTexaco Corp. COM 166764100 3,225 56,800 SH Sole 56,800
Citigroup Inc COM 172967101 2,524 52,000 SH Sole 52,000
Citizens Communications Co. COM 17453B101 28,619 2,340,100 SH Sole 2,340,100
Cleco Corporation COM 12561W105 11,109 532,816 SH Sole 532,816
Coca-cola Co/The COM 191216100 1,500 37,200 SH Sole 37,200
Colonial Property Tr COM 195872106 142,207 3,387,500 SH Sole 3,387,500
Commercial Net Lease COM 202218103 30,561 1,500,300 SH Sole 1,500,300
Consolidated Edison Inc COM 209115104 114,414 2,469,548 SH Sole 2,469,548
Constellation Energy Group COM 210371100 4,637 80,500 SH Sole 80,500
Crescent Real Estate COM 225756105 17,045 860,000 SH Sole 860,000
DCP Midstream Partners LP COM 23311P100 6,738 275,000 SH Sole 275,000
DPL Inc. COM 233293109 10,966 421,600 SH Sole 421,600
DTE Energy Co COM 233331107 96,240 2,228,286 SH Sole 2,228,286
Developers Divers. COM 251591103 193,543 4,114,367 SH Sole 3,876,867 237,500
Diamondrock Hospitality Compa COM 252784301 43,927 3,672,800 SH Sole 3,672,800
Digital Realty Trust Inc. COM 253868103 15,818 699,000 SH Sole 699,000
Dominion Resources Inc COM 25746U109 58,482 757,544 SH Sole 757,544
Dow Chemical Co COM 260543103 1,499 34,200 SH Sole 34,200
Du Pont (E.I.) De Nemours COM 263534109 3,885 91,400 SH Sole 91,400
Duke Energy Corporation COM 264399106 131,447 4,788,592 SH Sole 4,788,592
Duke Realty Corp COM 264411505 97,525 2,911,020 SH Sole 2,862,900 48,120
E.ON AG-Spons ADR COM 268780103 44,216 1,280,874 SH Sole 1,280,874
Edison International COM 281020107 88,273 2,024,140 SH Sole 2,024,140
Education Realty Trust COM 28140H104 44,962 3,488,100 SH Sole 3,426,100 62,000
El Paso Electric Co COM 283677854 593 28,200 SH Sole 28,200
Eli Lilly & Co COM 532457108 4,357 77,000 SH Sole 77,000
Emerson Electric Co COM 291011104 1,651 22,100 SH Sole 22,100
Energen Corp COM 29265N108 1,246 34,306 SH Sole 34,306
Energy East Corp COM 29266M109 7,314 320,780 SH Sole 320,780
Entergy Corp COM 29364G103 85,971 1,252,304 SH Sole 1,252,304
Enterprise GP Holdings LP COM 293716106 3,772 100,000 SH Sole 100,000
Entertainment Properties COM 29380T105 49,858 1,223,500 SH Sole 1,091,000 132,500
Equitable Resources Inc COM 294549100 63,981 1,743,820 SH Sole 1,743,820
Equity Inns Inc COM 294703103 19,050 1,405,900 SH Sole 1,405,900
Equity Office Pptys COM 294741103 598,410 19,703,228 SH Sole 19,175,471 527,757
Equity Residential COM 29476L107 321,731 8,206,200 SH Sole 7,748,837 457,363
Essex Property Tr. COM 297178105 76,560 830,374 SH Sole 786,274 44,100
Exelon Corp COM 30161N101 135,241 2,544,997 SH Sole 2,544,997
Extra Space Storage Inc. COM 30225T102 104,715 6,799,700 SH Sole 6,383,500 416,200
Exxon Mobil Corp COM 30231G102 208 3,700 SH Sole 3,700
FPL Group Inc COM 302571104 70,194 1,688,986 SH Sole 1,688,986
Fairpoint Communicationss Inc COM 305560104 19,073 1,841,000 SH Sole 1,841,000
Federal Realty Inv. COM 313747206 105,132 1,733,423 SH Sole 1,636,423 97,000
First Industrial Rlty COM 32054K103 123,943 3,219,300 SH Sole 3,219,300
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
--------------------------- ------- -------- ------- -------- --- ---- ------- -------- ---- ------ ------
FirstEnergy Corp COM 337932107 48,954 999,255 SH Sole 999,255
Forest City Enterprises COM 345550107 10,723 282,700 SH Sole 195,700 87,000
GMH Communities Trust COM 36188G102 84,651 5,457,816 SH Sole 5,356,716 101,100
General Electric COM 369604103 2,762 78,800 SH Sole 78,800
General Growth COM 370021107 274,972 5,840,048 SH Sole 5,541,670 298,378
General Mills Inc COM 370334104 1,603 32,500 SH Sole 32,500
Glenborough Realty COM 37803P105 18,534 1,024,000 SH Sole 747,200 276,800
Glimcher Realty Tr COM 379302102 126,656 5,207,900 SH Sole 5,207,900
GlobalSantaFe Corp COM G3930E101 221 4,600 SH Sole 4,600
Gramercy Capital Corp COM 384871109 46,233 2,200,000 SH Sole 2,200,000
HCC Insurance Inc COM 404132102 208 7,000 SH Sole 7,000
HJ Heinz Company COM 423074103 2,907 86,200 SH Sole 86,200
HRPT Properties Tr. COM 40426W101 73,764 7,127,000 SH Sole 7,127,000
Hawaiian Electric Industries COM 419870100 20,865 805,600 SH Sole 805,600
Health Care Ppty COM 421915109 211,709 8,280,900 SH Sole 8,270,400 10,500
Health Care REIT COM 42217K106 167,996 4,955,625 SH Sole 4,955,625
Healthcare Rlty Tr. COM 421946104 50,414 1,515,300 SH Sole 1,515,300
Heritage Property Investment COM 42725M107 146,526 4,387,000 SH Sole 4,387,000
Highwoods Properties COM 431284108 92,397 3,247,700 SH Sole 3,247,700
Hilton Hotels Corp COM 432848109 177,181 7,348,876 SH Sole 6,724,676 624,200
Home Properties COM 437306103 184,786 4,525,800 SH Sole 4,508,200 17,600
Hospitality Pptys Tr COM 44106M102 119,498 2,980,000 SH Sole 2,980,000
Host Marriott COM 44107P104 279,947 14,768,400 SH Sole 13,688,200 1,080,200
ITC Holdings Corp. COM 465685105 19,242 685,000 SH Sole 685,000
Inland Real Estate Corp COM 457461200 53,948 3,647,600 SH Sole 3,647,600
JPMorgan Chase and Co COM 46625H100 4,588 115,600 SH Sole 115,600
Johnson and Johnson COM 478160104 276 4,600 SH Sole 4,600
KeyCorp COM 493267108 4,709 143,000 SH Sole 143,000
Keyspan Corp COM 49337W100 45,505 1,275,000 SH Sole 1,275,000
Kilroy Realty COM 49427F108 152,496 2,463,598 SH Sole 2,310,278 153,320
Kimberly-Clark Corp COM 494368103 2,863 48,000 SH Sole 48,000
Kimco Realty Corp. COM 49446R109 3,818 119,000 SH Sole 119,000
Kinder Morgan Inc COM 49455P101 7,604 82,700 SH Sole 82,700
Kite Realty Group Trust COM 49803T102 7,139 461,500 SH Sole 306,500 155,000
Lexington Corporate COM 529043101 33,524 1,573,900 SH Sole 1,573,900
Liberty Property Tr COM 531172104 295,665 6,894,960 SH Sole 6,762,989 131,971
Macerich COM 554382101 345,912 5,148,258 SH Sole 4,983,538 164,720
Mack-Cali Realty COM 554489104 360,556 8,341,099 SH Sole 8,071,335 269,764
Maguire Properties COM 559775101 202,840 6,562,823 SH Sole 6,273,323 289,500
Marathon Oil Corp. COM 565849106 4,469 73,300 SH Sole 73,300
Medical Properties Trust COM 58463J304 23,391 2,391,700 SH Sole 2,391,700
Mid-America Apartment Communi COM 59522J103 76,455 1,576,386 SH Sole 1,576,386
Mills Corp COM 601148109 312,731 7,456,606 SH Sole 7,130,406 326,200
Mission West COM 605203108 22,351 2,294,800 SH Sole 2,294,800
National City Corp. COM 635405103 4,482 133,500 SH Sole 133,500
Nationwide Health COM 638620104 169,912 7,939,800 SH Sole 7,939,800
New Plan Excel Rlty COM 648053106 40,864 1,761,610 SH Sole 1,754,700 6,910
Newcastle Investment Corporat COM 65105M108 133,911 5,388,776 SH Sole 5,388,776
Newell Rubbermaid Inc. COM 651229106 5,032 211,600 SH Sole 211,600
NiSource Inc COM 65473P105 10,962 525,481 SH Sole 525,481
North Fork Bancorporation COM 659424105 208 7,600 SH Sole 7,600
Northeast Utilities COM 664397106 15,476 786,000 SH Sole 786,000
Northrop Grumman Corp COM 666807102 210 3,500 SH Sole 3,500
Nstar COM 67019E107 23,043 802,900 SH Sole 802,900
Omega Healthcare COM 681936100 3,742 297,200 SH Sole 297,200
Oneok Inc COM 682680103 2,913 109,400 SH Sole 109,400
PACCAR Inc. COM 693718108 215 3,100 SH Sole 3,100
PG&E Corp COM 69331C108 95,581 2,574,907 SH Sole 2,574,907
PPL Corp COM 69351T106 51,388 1,747,878 SH Sole 1,747,878
Pan Pacific COM 69806L104 107,160 1,597,978 SH Sole 1,496,707 101,271
Pennsylvania REIT COM 709102107 24,908 666,700 SH Sole 666,700
Pepco Holdings Inc COM 713291102 55,259 2,470,210 SH Sole 2,470,210
Pinnacle West Capital Corp COM 723484101 53,552 1,295,100 SH Sole 1,295,100
Pitney Bowes Inc COM 724479100 1,458 34,500 SH Sole 34,500
Post Properties COM 737464107 101,969 2,547,842 SH Sole 2,427,308 120,534
Prentiss Properties COM 740706106 186,168 4,571,725 SH Sole 4,508,682 63,043
ProLogis COM 743410102 322,829 6,898,859 SH Sole 6,484,414 414,445
Progress Energy Inc COM 743263105 74,561 1,697,650 SH Sole 1,697,650
Public Service Enterprise Gro COM 744573106 119,567 1,840,343 SH Sole 1,840,343
Public Storage Inc. COM 74460D109 200,969 2,961,322 SH Sole 2,777,703 183,619
Public Storage-Series A COM 74460D729 22,861 826,200 SH Sole 826,200
Questar Corp COM 748356102 4,886 64,539 SH Sole 64,539
RR Donnelley & Sons COM 257867101 3,312 96,800 SH Sole 96,800
Ramco-Gershenson COM 751452202 43,943 1,648,900 SH Sole 1,648,900
Reckson Assoc COM 75621K106 295,889 8,215,293 SH Sole 8,006,173 209,120
Regency Centers Corp COM 758849103 83,881 1,422,912 SH Sole 1,350,277 72,635
Regions Financial Corp COM 7591EP100 4,489 131,400 SH Sole 131,400
Republic Property Trust COM 760737106 13,720 1,143,300 SH Sole 1,079,600 63,700
SL Green Realty COM 78440X101 132,640 1,732,035 SH Sole 1,630,675 101,360
Scana Corp Hldg Co. COM 80589M102 12,012 305,039 SH Sole 305,039
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
--------------------------- ------- --------- ------- -------- --- ---- ------- -------- ------ ------- ------
Scottish Power Plc-ADR COM 81013T705 10,403 278,300 SH Sole 278,300
Sempra Energy COM 816851109 15,280 340,768 SH Sole 340,768
Shurgard Storage COM 82567D104 197,742 3,483,472 SH Sole 3,238,446 245,026
Simon Property Group COM 828806109 545,161 7,101,889 SH Sole 6,772,392 329,497
Southern Co COM 842587107 137,814 3,991,124 SH Sole 3,991,124
Sovran Self Storage COM 84610H108 40,141 854,600 SH Sole 854,600
Spirit Finance Corp. COM 848568309 55,124 4,856,700 SH Sole 4,856,700
Starwood Hotels COM 85590A203 214,475 3,358,510 SH Sole 2,975,510 383,000
Strategic Hotel Capital COM 86272T106 88,006 4,276,300 SH Sole 4,150,600 125,700
Sun Communities COM 866674104 91,814 2,923,998 SH Sole 2,765,098 158,900
Sunstone Hotel Investors Inc COM 867892101 8,534 321,200 SH Sole 321,200
TXU Corp COM 873168108 56,899 1,133,680 SH Sole 1,133,680
Tanger Factory Ctrs COM 875465106 86,194 2,999,075 SH Sole 2,725,275 273,800
Taubman Centers COM 876664103 167,663 4,819,103 SH Sole 4,427,946 391,157
Teekay LNG Partners LP COM Y8564M105 7,592 256,300 SH Sole 256,300
Temple-Inland Inc COM 879868107 2,144 47,800 SH Sole 47,800
Thomas Properties Group COM 884453101 7,674 613,900 SH Sole 405,500 208,400
Town & Country COM 892081100 51,949 1,536,500 SH Sole 1,536,500
Trizec Properties COM 89687P107 106,067 4,627,711 SH Sole 4,383,894 243,817
U-Store-It Trust COM 91274F104 88,117 4,186,100 SH Sole 3,990,500 195,600
US Bancorp COM 902973304 4,806 160,800 SH Sole 160,800
UST Inc COM 902911106 2,523 61,800 SH Sole 61,800
United Dominion COM 910197102 8,075 335,845 SH Sole 289,200 46,645
Urstadt Biddle Class A COM 917286205 10,222 630,600 SH Sole 630,600
Vectren Corporation COM 92240G101 11,241 413,867 SH Sole 413,867
Ventas Inc. COM 92276F100 373,592 11,677,458 SH Sole 11,324,158 343,300
Verizon Communications COM 92343V104 4,202 139,500 SH Sole 139,500
Vornado Realty Tr. COM 929042109 537,427 6,431,517 SH Sole 6,185,357 246,160
Washington Mutual COM 939322103 5,111 117,500 SH Sole 117,500
Waste Management Inc COM 94106L109 2,677 88,200 SH Sole 88,200
Weingarten Realty COM 948741103 3,795 94,905 SH Sole 65,300 29,605
Wells Fargo and Co COM 949746101 289 4,600 SH Sole 4,600
Weyerhaeuser Co COM 962166104 1,320 19,900 SH Sole 19,900
Whirlpool Corp COM 963320106 2,136 25,500 SH Sole 25,500
Williams Cos Inc COM 969457100 2,139 92,300 SH Sole 92,300
Williams Partners LP COM 96950F104 5,545 178,000 SH Sole 178,000
Windrose Medical Properties COM 973491103 3,760 253,000 SH Sole 253,000
Worthington Industries Inc COM 981811102 2,595 135,100 SH Sole 135,100
Wyeth COM 983024100 3,128 67,900 SH Sole 67,900
Xcel Energy Inc COM 98389B100 72,784 3,942,803 SH Sole 3,942,803
iStar Financial COM 45031U101 95,057 2,666,400 SH Sole 2,666,400
Abbey Nat. ADR 7.375% (ANB C) PFD 002920809 12,628 493,264 SH Sole 493,264
Crescent Real Estate Pr.A PFD 225756204 51,991 2,430,600 SH Sole 2,430,600
Felcor Lodging Pr.A PFD 31430F200 5,743 242,300 SH Sole 242,300
Royal Bank of Scotland Pr.H PFD 780097879 1,413 55,600 SH Sole 55,600
Windrose Medical Prop. Pr.A PFD 973491202 2,810 111,300 SH Sole 111,300
-------------------------------------------------------------------------------------------------------------------------------
202 Data Records
16,763,744 Value Total
01 Other Manager on whose behalf report is filed