Cohen & Steers Total Return Realty Fund, Inc.

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM N-CSR

CERTIFIED SHAREHOLDER REPORT OF REGISTERED

MANAGEMENT INVESTMENT COMPANIES

Investment Company Act File Number:    811-07154                                 

Cohen & Steers Total Return Realty Fund, Inc.

 

(Exact name of registrant as specified in charter)

 

    280 Park Avenue, New York, NY    10017
  (Address of principal executive offices)    (Zip code)

Dana DeVivo

Cohen & Steers Capital Management, Inc.

280 Park Avenue

New York, New York 10017

 

(Name and address of agent for service)

Registrant’s telephone number, including area code:    (212) 832-3232                                

Date of fiscal year end:    December 31                                

Date of reporting period:    June 30, 2018                                

 

 

 


Item 1. Reports to Stockholders.

 

 

 


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

To Our Shareholders:

We would like to share with you our report for the six months ended June 30, 2018. The total returns for Cohen & Steers Total Return Realty Fund, Inc. (the Fund) and its comparative benchmarks were:

 

     Six Months Ended
June 30, 2018
 

Cohen & Steers Total Return Realty Fund at Net Asset Valuea

     0.11

Cohen & Steers Total Return Realty Fund at Market Valuea

     2.04

FTSE Nareit Equity REIT Indexb

     1.02

Blended Benchmark—80% FTSE Nareit Equity REIT Index/20% ICE BofAML REIT Preferred Securities Indexb

     0.93

S&P 500 Indexb

     2.65

The performance data quoted represent past performance. Past performance is no guarantee of future results. The investment return and the principal value of an investment will fluctuate and shares, if sold, may be worth more or less than their original cost. Current performance may be lower or higher than the performance data quoted. Current total returns of the Fund can be obtained by visiting our website at cohenandsteers.com. The Fund’s returns assume the reinvestment of all dividends and distributions at prices obtained under the Fund’s dividend reinvestment plan. Index performance does not reflect the deduction of any fees, taxes or expenses. An investor cannot invest directly in an index. Performance figures for periods shorter than one year are not annualized.

Managed Distribution Policy

The Fund, acting in accordance with an exemptive order received from the U.S. Securities and Exchange Commission (SEC) and with approval of its Board of Directors (the Board), adopted a managed distribution policy under which the Fund intends to include long-term capital gains, where applicable, as part of the regular monthly cash distributions to its shareholders (the Plan). The Plan gives the Fund greater flexibility to realize long-term capital gains and to distribute those gains on a regular monthly basis. In accordance with the Plan, the Fund currently distributes $0.08 per share on a monthly basis.

 

 

a

As a closed-end investment company, the price of the Fund’s exchange-traded shares will be set by market forces and can deviate from the net asset value (NAV) per share of the Fund.

b

The FTSE Nareit Equity REIT Index contains all tax-qualified real estate investment trusts (REITs) except timber and infrastructure REITs with more than 50% of total assets in qualifying real estate assets other than mortgages secured by real property that also meet minimum size and liquidity criteria. The ICE BofAML REIT Preferred Securities Index tracks the performance of fixed-rate U.S. dollar-denominated preferred securities issued in the U.S. domestic market including all REITs. The S&P 500 Index is an unmanaged index of 500 large-capitalization stocks that is frequently used as a general measure of U.S. stock market performance.

 

1


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

The Fund may pay distributions in excess of the Fund’s investment company taxable income and net realized gains. This excess would be a return of capital distributed from the Fund’s assets. Distributions of capital decrease the Fund’s total assets and, therefore, could have the effect of increasing the Fund’s expense ratio. In addition, in order to make these distributions, the Fund may have to sell portfolio securities at a less than opportune time.

Shareholders should not draw any conclusions about the Fund’s investment performance from the amount of these distributions or from the terms of the Fund’s Plan. The Fund’s total return based on NAV is presented in the table above as well as in the Financial Highlights table.

The Plan provides that the Board may amend or terminate the Plan at any time without prior notice to Fund shareholders; however, at this time, there are no reasonably foreseeable circumstances that might cause the termination. The termination of the Plan could have the effect of creating a trading discount (if the Fund’s stock is trading at or above NAV) or widening an existing trading discount.

Market Review

Despite having one of their worst starts in years, real estate investment trusts (REITs) regained their footing to deliver a modestly positive total return for the first half of 2018. The group initially had a sharp decline amid an early-period spike in bond yields and concerns about fundamentals for retail and health care property landlords. REITs turned a corner in March as inflation remained generally benign and global economic momentum slowed, allowing bond yields to stabilize. Better-than-expected national retail sales data added to positive sentiment, as did visible real estate merger and acquisition activity. The turnaround occurred amid valuations that appeared attractive, based both on general discounts to REITs’ underlying net asset values and compared with earnings multiples for S&P 500 companies.

The deep discounts to property values sparked a wave of company acquisitions. Regional mall owner GGP endorsed a bid from Brookfield Property Partners, and an affiliate of Greystar Real Estate Partners announced that it would acquire student housing REIT Education Realty Trust (EDR) in a $4.6 billion privatization, at a 26% premium to EDR’s 90-day volume-weighted average share price. Prologis made a bid for its smaller industrial peer DCT Industrial Trust at a 15% premium. In the hotel sector, listed Pebblebrook and private Blackstone made competing offers to acquire LaSalle Hotel Properties.

REIT preferred securities declined early in the period as rising interest rates and widening credit spreads impacted many low-coupon issues that came to market in late 2017. REIT preferreds later recovered to post a slight gain for the period, aided by healthy issuer fundamentals.

Fund Performance

The Fund had a positive total return in the period, although it underperformed its blended benchmark based on NAV (the Fund outperformed based on market price). Contributors to relative performance included our decision not to own Colony NorthStar. The diversified REIT fell more than 40% on concerns about the company’s health care portfolio and its plans to move into new business segments.

Shopping center and regional mall REITs were among the poorer-performing sectors, although they recovered some of their initial losses as national retail sales appeared to stabilize, easing worries about store closings. An underweight in the shopping center sector helped performance.

Data center REITs, which were strong performers in 2017, declined in the period. Stock selection in the sector detracted from performance. The Fund was overweight QTS Realty Trust, Class A shares,

 

2


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

which fell sharply after the company announced it was exiting certain cloud computing and managed services markets. As of June 30, 2018, the Fund did not own QTS Realty Trust Class A shares.

The industrial property sector outperformed in the period, supported by limited new supply and rising demand. An underweight and stock selection detracted from relative performance, in part as the Fund did not own DCT Industrial Trust, which rallied on the takeover bid from Prologis. Stock selection in the health care property sector also hindered relative performance, as did security selection among REIT preferred issues.

Sincerely,

 

LOGO

    

LOGO

THOMAS N. BOHJALIAN      WILLIAM F. SCAPELL
Portfolio Manager      Portfolio Manager

 

LOGO

JASON YABLON

Portfolio Manager

The views and opinions in the preceding commentary are subject to change without notice and are as of the date of the report. There is no guarantee that any market forecast set forth in the commentary will be realized. This material represents an assessment of the market environment at a specific point in time, should not be relied upon as investment advice and is not intended to predict or depict performance of any investment.

 

Visit Cohen & Steers online at cohenandsteers.com

For more information about the Cohen & Steers family of mutual funds, visit cohenandsteers.com. Here you will find fund net asset values, fund fact sheets and portfolio highlights, as well as educational resources and timely market updates.

Our website also provides comprehensive information about Cohen & Steers, including our most recent press releases, profiles of our senior investment professionals and their investment approach to each asset class. The Cohen & Steers family of mutual funds invests in major real asset categories including real estate securities, listed infrastructure, commodities and natural resource equities, as well as preferred securities and other income solutions.

 

3


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

June 30, 2018

Top Ten Holdingsa

(Unaudited)

 

Security

   Value        % of
Net
Assets
 

Simon Property Group

   $ 17,136,431          5.1  

Prologis

     16,072,241          4.8  

Equinix

     15,075,812          4.5  

UDR

     14,886,074          4.4  

Host Hotels & Resorts

     10,547,873          3.1  

Crown Castle International Corp.

     10,324,843          3.1  

Digital Realty Trust

     10,167,951          3.0  

Extra Space Storage

     10,057,754          3.0  

Essex Property Trust

     9,780,354          2.9  

CyrusOne

     8,237,923          2.4  

 

a 

Top ten holdings are determined on the basis of the value of individual securities held. The Fund may also hold positions in other types of securities issued by the companies listed above. See the Schedule of Investments for additional details on such other positions.

Sector Breakdown

(Based on Net Assets)

(Unaudited)

 

LOGO

 

4


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS

June 30, 2018 (Unaudited)

 

            Number of
Shares
     Value  

COMMON STOCK

     82.3%        

COMMUNICATIONS—TOWERS

     3.1%        

Crown Castle International Corp.

 

     95,760      $ 10,324,843  
        

 

 

 

REAL ESTATE

     79.2%        

DATA CENTERS

     9.9%        

CyrusOne

 

     141,157        8,237,923  

Digital Realty Trust

 

     91,127        10,167,951  

Equinix

 

     35,069        15,075,812  
        

 

 

 
           33,481,686  
        

 

 

 

HEALTH CARE

     7.7%        

Healthcare Trust of America, Class A

 

     284,123        7,659,956  

National Health Investors

 

     35,987        2,651,522  

Physicians Realty Trust

 

     331,237        5,279,918  

Sabra Health Care REIT

 

     232,103        5,043,598  

Ventas

 

     49,272        2,806,041  

Welltower

 

     42,232        2,647,524  
        

 

 

 
           26,088,559  
        

 

 

 

HOTEL

     6.3%        

Host Hotels & Resorts

 

     500,611        10,547,873  

Pebblebrook Hotel Trust

 

     84,536        3,279,997  

RLJ Lodging Trust

 

     113,539        2,503,535  

Sunstone Hotel Investors

 

     299,729        4,981,496  
        

 

 

 
           21,312,901  
        

 

 

 

INDUSTRIALS

     4.8%        

Prologis

 

     244,668        16,072,241  
        

 

 

 

NET LEASE

     4.9%        

Agree Realty Corp.

 

     76,356        4,029,306  

EPR Properties

 

     28,981        1,877,679  

Four Corners Property Trust

 

     154,071        3,794,769  

Gaming and Leisure Properties

 

     46,941        1,680,488  

Spirit Realty Capital

 

     317,977        2,553,355  

VICI Properties

 

     124,159        2,562,642  
        

 

 

 
           16,498,239  
        

 

 

 

 

See accompanying notes to financial statements.

 

5


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

            Number of
Shares
     Value  

OFFICE

     12.0%        

Alexandria Real Estate Equities

 

     44,658      $ 5,634,500  

Boston Properties

 

     47,966        6,015,896  

Douglas Emmett

 

     153,826        6,180,729  

Empire State Realty Trust, Class A

 

     140,822        2,408,056  

Highwoods Properties

 

     86,742        4,400,422  

Hudson Pacific Properties

 

     119,216        4,223,823  

Kilroy Realty Corp.

 

     106,807        8,078,881  

SL Green Realty Corp.

 

     16,236        1,632,205  

Vornado Realty Trust

 

     26,086        1,928,277  
        

 

 

 
           40,502,789  
        

 

 

 

RESIDENTIAL

     16.7%        

APARTMENT

     10.4%        

Apartment Investment & Management Co., Class A

 

     70,063        2,963,665  

AvalonBay Communities

 

     10,178        1,749,496  

Equity Residential

 

     90,430        5,759,487  

Essex Property Trust

 

     40,910        9,780,354  

UDR

 

     396,539        14,886,074  
        

 

 

 
           35,139,076  
        

 

 

 

MANUFACTURED HOME

     2.9%        

Equity Lifestyle Properties

 

     57,861        5,317,426  

Sun Communities

 

     45,334        4,437,292  
        

 

 

 
           9,754,718  
        

 

 

 

SINGLE FAMILY

     2.1%        

Invitation Homes

 

     307,999        7,102,457  
        

 

 

 

STUDENT HOUSING

     1.3%        

American Campus Communities

 

     103,858        4,453,431  
        

 

 

 

TOTAL RESIDENTIAL

 

        56,449,682  
        

 

 

 

SELF STORAGE

     5.4%        

Extra Space Storage

 

     100,769        10,057,754  

Life Storage

 

     34,707        3,377,338  

Public Storage

 

     21,575        4,894,504  
        

 

 

 
           18,329,596  
        

 

 

 

 

See accompanying notes to financial statements.

 

6


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

            Number of
Shares
     Value  

SHOPPING CENTERS

     10.0%        

COMMUNITY CENTER

     4.3%        

Brixmor Property Group

 

     272,232      $ 4,745,004  

Regency Centers Corp.

 

     86,645        5,378,922  

Weingarten Realty Investors

 

     140,982        4,343,655  
        

 

 

 
           14,467,581  
        

 

 

 

REGIONAL MALL

     5.7%        

GGP

 

     96,755        1,976,704  

Simon Property Group

 

     100,690        17,136,431  
        

 

 

 
           19,113,135  
        

 

 

 

TOTAL SHOPPING CENTERS

 

        33,580,716  
        

 

 

 

SPECIALTY

     1.5%        

CoreCivic

 

     86,190        2,059,079  

Lamar Advertising Co., Class A

 

     45,470        3,106,056  
        

 

 

 
           5,165,135  
        

 

 

 

TOTAL REAL ESTATE

 

        267,481,544  
        

 

 

 

TOTAL COMMON STOCK
(Identified cost—$196,872,925)

 

        277,806,387  
        

 

 

 

PREFERRED SECURITIES—$25 PAR VALUE

     13.6%        

BANKS

     0.4%        

GMAC Capital Trust I, 8.128%, due 2/15/40, Series 2 (TruPS) (FRN) (3 Month US LIBOR + 5.785%)a

 

     35,000        920,500  

Regions Financial Corp., 6.375% to 9/15/24, Series Bb,c

 

     20,000        541,200  
        

 

 

 
           1,461,700  
        

 

 

 

FINANCIAL—INVESTMENT BANKER/BROKER

     0.3%        

Morgan Stanley, 6.375% to 10/15/24, Series Ib,c

 

     40,000        1,074,400  
        

 

 

 

REAL ESTATE

     12.9%        

DIVERSIFIED

     2.9%        

Colony Capital, 8.75%, Series Ec

 

     59,180        1,535,129  

Colony Capital, 7.15%, Series Ic

 

     21,000        486,150  

Colony NorthStar, 8.50%, Series Dc

 

     33,850        855,390  

EPR Properties, 5.75%, Series Gc

 

     17,000        397,800  

 

See accompanying notes to financial statements.

 

7


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

            Number of
Shares
     Value  

Investors Real Estate Trust, 6.625%, Series Cc

 

     19,695      $ 479,376  

Lexington Realty Trust, 6.50%, Series C ($50 Par Value)c

 

     11,300        555,113  

National Retail Properties, 5.70%, Series Ec

 

     32,000        786,880  

VEREIT, 6.70%, Series Fc

 

     144,711        3,635,140  

Wells Fargo Real Estate Investment Corp., 6.375%, Series Ac

 

     35,135        909,996  
        

 

 

 
           9,640,974  
        

 

 

 

HOTEL

     2.2%        

Ashford Hospitality Trust, 7.375%, Series Fc

 

     43,000        1,016,305  

Ashford Hospitality Trust, 7.375%, Series Gc

 

     24,463        577,571  

Ashford Hospitality Trust, 7.50%, Series Hc

 

     20,000        479,400  

Ashford Hospitality Trust, 7.50%, Series Ic

 

     30,000        710,100  

Hersha Hospitality Trust, 6.50%, Series Dc

 

     23,937        573,291  

Hersha Hospitality Trust, 6.50%, Series Ec

 

     10,348        248,145  

LaSalle Hotel Properties, 6.30%, Series Jc

 

     38,944        963,864  

Summit Hotel Properties, 6.45%, Series Dc

 

     26,000        629,460  

Summit Hotel Properties, 6.25%, Series Ec

 

     27,475        663,384  

Sunstone Hotel Investors, 6.95%, Series Ec

 

     35,000        889,350  

Sunstone Hotel Investors, 6.45%, Series Fc

 

     26,825        676,527  
        

 

 

 
           7,427,397  
        

 

 

 

INDUSTRIALS

     1.3%        

Monmouth Real Estate Investment Corp., 6.125%, Series Cc

 

     35,000        840,000  

PS Business Parks, 5.75%, Series Uc

 

     39,173        988,335  

PS Business Parks, 5.70%, Series Vc

 

     35,000        878,150  

Rexford Industrial Realty, 5.875%, Series Ac

 

     41,973        1,018,265  

STAG Industrial, 6.875%, Series Cc

 

     28,000        718,760  
        

 

 

 
           4,443,510  
        

 

 

 

NET LEASE

     0.2%        

Spirit Realty Capital, 6.00%, Series Ac

 

     34,667        806,008  
        

 

 

 

OFFICE

     0.6%        

Equity Commonwealth, 6.50%, Series Dc

 

     37,000        964,220  

SL Green Realty Corp., 6.50%, Series Ic

 

     47,492        1,198,698  
        

 

 

 
           2,162,918  
        

 

 

 

 

See accompanying notes to financial statements.

 

8


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

            Number of
Shares
     Value  

RESIDENTIAL

     1.2%        

APARTMENT

     0.4%        

Apartment Investment & Management Co., 6.875%c

 

     23,456      $ 601,646  

Blue Rock Residential Growth REIT, 8.25%, Series Ac

 

     34,725        877,293  
        

 

 

 
           1,478,939  
        

 

 

 

MANUFACTURED HOME

     0.2%        

UMH Properties, 8.00%, Series Bc

 

     20,000        529,000  
        

 

 

 

SINGLE FAMILY

     0.6%        

American Homes 4 Rent, 6.50%, Series Dc

 

     36,825        933,514  

American Homes 4 Rent, 6.35%, Series Ec

 

     36,927        927,975  
        

 

 

 
           1,861,489  
        

 

 

 

TOTAL RESIDENTIAL

 

        3,869,428  
        

 

 

 

SELF STORAGE

     0.2%        

National Storage Affiliates Trust, 6.00%, Series Ac

 

     25,000        614,625  
        

 

 

 

SHOPPING CENTERS

     3.6%        

COMMUNITY CENTER

     2.0%        

Cedar Realty Trust, 7.25%, Series Bc

 

     7,262        169,350  

Cedar Realty Trust, 6.50%, Series Cc

 

     15,000        319,500  

DDR Corp., 6.375%, Series Ac

 

     34,952        859,819  

DDR Corp., 6.50%, Series Jc

 

     80,000        1,918,400  

DDR Corp., 6.25%, Series Kc

 

     102,362        2,339,996  

Kimco Realty Corp., 5.125%, Series Lc

 

     15,000        343,650  

Saul Centers, 6.125%, Series Dc

 

     17,400        399,678  

Washington Prime Group, 7.50%, Series Hc

 

     16,917        400,087  
        

 

 

 
           6,750,480  
        

 

 

 

REGIONAL MALL

     1.6%        

GGP, 6.375%, Series Ac

 

     65,740        1,577,760  

Pennsylvania REIT, 7.20%, Series Cc

 

     30,050        684,539  

Pennsylvania REIT, 6.875%, Series Dc

 

     20,000        443,000  

Taubman Centers, 6.50%, Series Jc

 

     33,470        843,444  

Taubman Centers, 6.25%, Series Kc

 

     71,351        1,765,937  
        

 

 

 
           5,314,680  
        

 

 

 

TOTAL SHOPPING CENTERS

 

        12,065,160  
        

 

 

 

 

See accompanying notes to financial statements.

 

9


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

            Number of
Shares
    Value  

SPECIALTY

     0.7%       

Digital Realty Trust, 6.625%, Series Cc

 

     20,000     $ 528,000  

Digital Realty Trust, 6.35%, Series Ic

 

     50,000       1,297,000  

QTS Realty Trust, 7.125%, Series Ac

 

     23,400       602,082  
       

 

 

 
          2,427,082  
       

 

 

 

TOTAL REAL ESTATE

 

       43,457,102  
       

 

 

 

TOTAL PREFERRED SECURITIES—$25 PAR VALUE
(Identified cost—$45,458,192)

 

       45,993,202  
       

 

 

 
            Principal
Amount
       

PREFERRED SECURITIES—CAPITAL SECURITIES

     3.1%       

BANKS

     0.7%       

Bank of America Corp., 6.30% to 3/10/26, Series DDb,c

 

   $ 840,000       889,350  

Bank of America Corp., 6.50% to 10/23/24, Series Zb,c

 

     1,000,000       1,063,750  

Farm Credit Bank of Texas, 10.00%, Series Ic

 

      500        571,250  
       

 

 

 
          2,524,350  
       

 

 

 

BANKS—FOREIGN

     0.8%       

BNP Paribas SA, 7.625% to 3/30/21, 144A (France)b,c,d,e

 

     400,000       418,500  

Credit Suisse Group AG, 7.50% to 12/11/23, 144A (Switzerland)b,c,d,e

 

     700,000       724,437  

Royal Bank of Scotland Group PLC, 8.625% to 8/15/21 (United Kingdom)b,c,e

 

     900,000       958,725  

UBS Group AG, 6.875% to 3/22/21 (Switzerland)b,c,e,f

 

     600,000       616,162  
       

 

 

 
          2,717,824  
       

 

 

 

COMMUNICATIONS—TOWERS

     0.4%       

Crown Castle International Corp., 6.875%, due 8/1/20, Series A (Convertible)

 

      1,300        1,396,625  
       

 

 

 

INSURANCE—PROPERTY CASUALTY—FOREIGN

     0.2%       

QBE Insurance Group Ltd., 6.75% to 12/2/24, due 12/2/44 (Australia)b,f

 

     606,000       622,665  
       

 

 

 

REAL ESTATE

     1.0%       

DIVERSIFIED

     0.2%       

EPR Properties, 4.95%, due 4/15/28

 

     500,000       490,118  
       

 

 

 

 

See accompanying notes to financial statements.

 

10


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

            Principal
Amount
    Value  

FINANCE

     0.3%       

AT Securities BV, 5.25% to 7/21/23 (Netherlands)b,c,f

 

   $ 750,000     $ 689,003  

CyrusOne LP/CyrusOne Finance Corp., 5.375%, due 3/15/27

 

     352,000       350,240  
       

 

 

 
          1,039,243  
       

 

 

 

OFFICE

     0.1%       

Alexandria Real Estate Equities, 4.70%, due 7/1/30

 

     250,000       253,020  
       

 

 

 

SPECIALTY

     0.4%       

Equinix, 5.375%, due 5/15/27

 

     500,000       500,000  

QTS Realty Trust, 6.50%, Series Bc

 

      9,300        934,743  
       

 

 

 
          1,434,743  
       

 

 

 

TOTAL REAL ESTATE

 

       3,217,124  
       

 

 

 

TOTAL PREFERRED SECURITIES—CAPITAL SECURITIES (Identified cost—$9,471,002)

 

       10,478,588  
       

 

 

 
            Number of
Shares
       

SHORT-TERM INVESTMENTS

     0.6%       

MONEY MARKET FUNDS

       

State Street Institutional Treasury Money Market Fund, Premier Class, 1.74%g

 

     2,021,050       2,021,050  
       

 

 

 

TOTAL SHORT-TERM INVESTMENTS
(Identified cost—$2,021,050)

 

       2,021,050  
       

 

 

 

TOTAL INVESTMENTS IN SECURITIES
(Identified cost—$253,823,169)

     99.6%          336,299,227  

OTHER ASSETS IN EXCESS OF LIABILITIES

     0.4             1,321,797  
  

 

 

      

 

 

 

NET ASSETS (Equivalent to $12.91 per share based on 26,142,041 shares of common stock outstanding)

     100.0%        $ 337,621,024  
  

 

 

      

 

 

 

 

See accompanying notes to financial statements.

 

11


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

SCHEDULE OF INVESTMENTS—(Continued)

June 30, 2018 (Unaudited)

 

Glossary of Portfolio Abbreviations

 

 

FRN

  Floating Rate Note

LIBOR

  London Interbank Offered Rate

REIT

  Real Estate Investment Trust

TruPS

  Trust Preferred Securities

 

 

 

Note: Percentages indicated are based on the net assets of the Fund.

 

Represents shares.

a 

Variable rate. Rate shown is in effect at June 30, 2018.

b 

Security converts to floating rate after the indicated fixed-rate coupon period.

c 

Perpetual security. Perpetual securities have no stated maturity date, but they may be called/redeemed by the issuer.

d 

Securities exempt from registration under Rule 144A of the Securities Act of 1933. These securities may only be resold to qualified institutional buyers. Aggregate holdings amounted to $1,142,937 or 0.3% of the net assets of the Fund, of which 0.0% are illiquid.

e 

Contingent Capital security (CoCo). CoCos are preferred securities with loss absorption characteristics built into the terms of the security for the benefit of the issuer. Aggregate holdings amounted to $2,717,824 which represents 0.8% of the net assets of the Fund.

f 

Securities exempt from registration under Regulation S of the Securities Act of 1933. These securities are subject to resale restrictions. Aggregate holdings amounted to $1,927,830 or 0.6% of the net assets of the Fund, of which 0.0% are illiquid.

g 

Rate quoted represents the annualized seven-day yield of the fund.

 

See accompanying notes to financial statements.

 

12


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

STATEMENT OF ASSETS AND LIABILITIES

June 30, 2018 (Unaudited)

 

ASSETS:

  

Investments in securities, at value (Identified cost—$253,823,169)

   $ 336,299,227  

Foreign currency, at value (Identified cost—$608)

     667  

Receivable for:

  

Dividends and interest

     1,459,860  

Investment securities sold

     208,120  

Other assets

     15,228  
  

 

 

 

Total Assets

     337,983,102  
  

 

 

 

LIABILITIES:

  

Payable for:

  

Investment advisory fees

     191,130  

Dividends and distributions declared

     80,063  

Administration fees

     10,922  

Directors’ fees

     128  

Other liabilities

     79,835  
  

 

 

 

Total Liabilities

     362,078  
  

 

 

 

NET ASSETS

   $ 337,621,024  
  

 

 

 

NET ASSETS consist of:

  

Paid-in capital

   $ 260,566,845  

Dividends in excess of net investment income

     (7,584,402

Accumulated undistributed net realized gain

     2,162,464  

Net unrealized appreciation

     82,476,117  
  

 

 

 
   $ 337,621,024  
  

 

 

 

NET ASSET VALUE PER SHARE:

  

($337,621,024 ÷ 26,142,041 shares outstanding)

   $ 12.91  
  

 

 

 

MARKET PRICE PER SHARE

   $ 12.53  
  

 

 

 

MARKET PRICE PREMIUM (DISCOUNT) TO NET ASSET VALUE PER SHARE

     (2.94 )% 
  

 

 

 

 

See accompanying notes to financial statements.

 

13


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

STATEMENT OF OPERATIONS

For the Six Months Ended June 30, 2018 (Unaudited)

 

Investment Income:

 

Dividend income

   $ 5,166,177  

Interest income

     241,235  
  

 

 

 

Total Investment Income

     5,407,412  
  

 

 

 

Expenses:

 

Investment advisory fees

     1,127,980  

Shareholder reporting expenses

     100,370  

Administration fees

     83,858  

Professional fees

     40,511  

Transfer agent fees and expenses

     15,094  

Directors’ fees and expenses

     10,116  

Custodian fees and expenses

     4,214  

Miscellaneous

     23,757  
  

 

 

 

Total Expenses

     1,405,900  
  

 

 

 

Net Investment Income (Loss)

     4,001,512  
  

 

 

 

Net Realized and Unrealized Gain (Loss):

 

Net realized gain (loss) on:

 

Investments in securities

     3,615,104  

Written option contracts

     (205,035
  

 

 

 

Net realized gain (loss)

     3,410,069  
  

 

 

 

Net change in unrealized appreciation (depreciation) on:

 

Investments in securities

     (7,875,855

Foreign currency translations

     (18
  

 

 

 

Net change in unrealized appreciation (depreciation)

     (7,875,873
  

 

 

 

Net Realized and Unrealized Gain (Loss)

     (4,465,804
  

 

 

 

Net Increase (Decrease) in Net Assets Resulting from Operations

   $ (464,292
  

 

 

 

 

See accompanying notes to financial statements.

 

14


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

STATEMENT OF CHANGES IN NET ASSETS (Unaudited)

 

     For the
Six Months Ended
June 30, 2018
       For the
Year Ended
December 31, 2017
 

Change in Net Assets:

 

From Operations:

       

Net investment income (loss)

   $ 4,001,512        $ 7,874,903  

Net realized gain (loss)

     3,410,069          13,802,900  

Net change in unrealized appreciation (depreciation)

     (7,875,873        5,069,862  
  

 

 

      

 

 

 

Net increase (decrease) in net assets resulting from operations

     (464,292        26,747,665  
  

 

 

      

 

 

 

Dividends and Distributions to Shareholders from:

       

Net investment income

     (12,547,137        (8,083,470

Net realized gain

              (16,408,272

Return of capital

              (598,308
  

 

 

      

 

 

 

Total dividends and distributions to shareholders

     (12,547,137        (25,090,050
  

 

 

      

 

 

 

Capital Stock Transactions:

       

Increase (decrease) in net assets from Fund share transactions

     78,675           
  

 

 

      

 

 

 

Total increase (decrease) in net assets

     (12,932,754        1,657,615  

Net Assets:

       

Beginning of period

     350,553,778          348,896,163  
  

 

 

      

 

 

 

End of perioda

   $ 337,621,024        $ 350,553,778  
  

 

 

      

 

 

 

 

 

a 

Includes dividends in excess of net investment income and accumulated undistributed net investment net investment income of $7,584,402 and $961,223, respectively.

 

See accompanying notes to financial statements.

 

15


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

FINANCIAL HIGHLIGHTS (Unaudited)

The following table includes selected data for a share outstanding throughout each period and other performance information derived from the financial statements. It should be read in conjunction with the financial statements and notes thereto.

 

    For the
Six Months

Ended
June 30, 2018
    For the Year Ended December 31,  

Per Share Operating Performance:

  2017     2016     2015     2014     2013  

Net asset value, beginning of period

  $ 13.41     $ 13.35     $ 13.60     $ 14.15     $ 12.23     $ 12.98  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) from investment operations:

 

Net investment income (loss)a

    0.15       0.30       0.33       0.28       0.28       0.28  

Net realized and unrealized gain (loss)

    (0.17     0.72       0.38       0.48       2.94       0.12  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total from investment
operations

    (0.02     1.02       0.71       0.76       3.22       0.40  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
Less dividends and distributions to shareholders from:            

Net investment income

    (0.48     (0.31     (0.33     (0.28     (0.25     (0.28

Net realized gain

          (0.63     (0.63     (1.03     (1.05     (0.87

Return of capital

          (0.02                        
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total dividends and distributions to shareholders

    (0.48     (0.96     (0.96     (1.31     (1.30     (1.15
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Anti-dilutive effect from the issuance of reinvested shares

                                  0.00 b  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net increase (decrease) in net asset value

    (0.50     0.06       (0.25     (0.55     1.92       (0.75
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net asset value, end of period

  $ 12.91     $ 13.41     $ 13.35     $ 13.60     $ 14.15     $ 12.23  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Market value, end of period

  $ 12.53     $ 12.77     $ 12.10     $ 12.60     $ 13.20     $ 11.99  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
   

Total net asset value returnc

    0.11 %d      8.33     5.61     6.55     27.90     3.00 %e 
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total market value returnc

    2.04 %d      13.82     3.32     5.82     21.70     –11.03
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
   

 

See accompanying notes to financial statements.

 

16


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

FINANCIAL HIGHLIGHTS (Unaudited)—(Continued)

 

 

    For the
Six Months

Ended
June 30, 2018
    For the Year Ended December 31,  

Ratios/Supplemental Data:

  2017     2016     2015     2014     2013  

Net assets, end of period (in millions)

  $ 337.6     $ 350.6     $ 348.9     $ 355.5     $ 369.8     $ 117.3  
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Ratios to average daily net assets:

           

Expenses

    0.87 %f      0.87     0.85     0.85     0.94 %g      0.94
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net investment income (loss) (net of expense reduction)

    2.48 %f      2.24     2.39     2.04     2.05 %g      2.06
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Portfolio turnover rate

    11 %d      29     36     14     41     53
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

 

a 

Calculation based on average shares outstanding.

b 

Amount is less than $0.005.

c 

Total net asset value return measures the change in net asset value per share over the period indicated. Total market value return is computed based upon the Fund’s market price per share and excludes the effects of brokerage commissions. Dividends and distributions are assumed, for purposes of these calculations, to be reinvested at prices obtained under the Fund’s dividend reinvestment plan.

d 

Not annualized.

e 

Does not reflect adjustments in accordance with accounting principles generally accepted in the United States of America. The net asset value for financial reporting purposes and the returns based upon those net asset values differ from the net asset value and returns reported on December 31, 2012.

f 

Annualized.

g 

Includes non-recurring merger related expenses. Without these expenses, the ratio of expenses to average daily net assets would have been 0.88% and the ratio of net investment income to average daily net assets would have been 2.11%.

 

See accompanying notes to financial statements.

 

17


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)

Note 1. Organization and Significant Accounting Policies

Cohen & Steers Total Return Realty Fund, Inc. (the Fund) was incorporated under the laws of the State of Maryland on September 4, 1992 and is registered under the Investment Company Act of 1940 (the 1940 Act) as a diversified, closed-end management investment company. The Fund’s investment objective is high total return.

The following is a summary of significant accounting policies consistently followed by the Fund in the preparation of its financial statements. The Fund is an investment company and, accordingly, follows the investment company accounting and reporting guidance of the Financial Accounting Standards Board Accounting Standards Codification (ASC) Topic 946—Investment Companies. The accounting policies of the Fund are in conformity with accounting principles generally accepted in the United States of America (GAAP). The preparation of the financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of income and expenses during the reporting period. Actual results could differ from those estimates.

Portfolio Valuation: Investments in securities that are listed on the New York Stock Exchange (NYSE) are valued, except as indicated below, at the last sale price reflected at the close of the NYSE on the business day as of which such value is being determined. If there has been no sale on such day, the securities are valued at the mean of the closing bid and ask prices on such day or, if no ask price is available, at the bid price. Exchange-traded options are valued at their last sale price as of the close of options trading on applicable exchanges on the valuation date. In the absence of a last sale price on such day, options are valued at the average of the quoted bid and ask prices as of the close of business. Over-the-counter (OTC) options are valued based upon prices provided by a third-party pricing service or counterparty.

Securities not listed on the NYSE but listed on other domestic or foreign securities exchanges (including NASDAQ) are valued in a similar manner. Securities traded on more than one securities exchange are valued at the last sale price reflected at the close of the exchange representing the principal market for such securities on the business day as of which such value is being determined. If after the close of a foreign market, but prior to the close of business on the day the securities are being valued, market conditions change significantly, certain non-U.S. equity holdings may be fair valued pursuant to procedures established by the Board of Directors.

Readily marketable securities traded in the OTC market, including listed securities whose primary market is believed by Cohen & Steers Capital Management, Inc. (the investment advisor) to be OTC, are valued on the basis of prices provided by a third-party pricing service or third-party broker-dealers when such prices are believed by the investment advisor, pursuant to delegation by the Board of Directors, to reflect the fair value of such securities.

Fixed-income securities are valued on the basis of prices provided by a third-party pricing service or third-party broker-dealers when such prices are believed by the investment advisor, pursuant to delegation by the Board of Directors, to reflect the fair value of such securities. The pricing services or broker-dealers use multiple valuation techniques to determine fair value. In instances where sufficient market activity exists, the pricing services or broker-dealers may utilize a market-based approach through which quotes from market makers are used to determine fair value. In instances where sufficient

 

18


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

market activity may not exist or is limited, the pricing services or broker-dealers also utilize proprietary valuation models which may consider market transactions in comparable securities and the various relationships between securities in determining fair value and/or characteristics such as benchmark yield curves, option-adjusted spreads, credit spreads, estimated default rates, coupon rates, anticipated timing of principal repayments, underlying collateral, and other unique security features which are then used to calculate the fair values.

Short-term debt securities with a maturity date of 60 days or less are valued at amortized cost, which approximates fair value. Investments in open-end mutual funds are valued at net asset value (NAV).

The policies and procedures approved by the Fund’s Board of Directors delegate authority to make fair value determinations to the investment advisor, subject to the oversight of the Board of Directors. The investment advisor has established a valuation committee (Valuation Committee) to administer, implement and oversee the fair valuation process according to the policies and procedures approved annually by the Board of Directors. Among other things, these procedures allow the Fund to utilize independent pricing services, quotations from securities and financial instrument dealers and other market sources to determine fair value.

Securities for which market prices are unavailable, or securities for which the investment advisor determines that the bid and/or ask price or a counterparty valuation does not reflect market value, will be valued at fair value, as determined in good faith by the Valuation Committee, pursuant to procedures approved by the Fund’s Board of Directors. Circumstances in which market prices may be unavailable include, but are not limited to, when trading in a security is suspended, the exchange on which the security is traded is subject to an unscheduled close or disruption or material events occur after the close of the exchange on which the security is principally traded. In these circumstances, the Fund determines fair value in a manner that fairly reflects the market value of the security on the valuation date based on consideration of any information or factors it deems appropriate. These may include, but are not limited to, recent transactions in comparable securities, information relating to the specific security and developments in the markets.

The Fund’s use of fair value pricing may cause the NAV of Fund shares to differ from the NAV that would be calculated using market quotations. Fair value pricing involves subjective judgments and it is possible that the fair value determined for a security may be materially different than the value that could be realized upon the sale of that security.

Fair value is defined as the price that the Fund would expect to receive upon the sale of an investment or expect to pay to transfer a liability in an orderly transaction with an independent buyer in the principal market or, in the absence of a principal market, the most advantageous market for the investment or liability. The hierarchy of inputs that are used in determining the fair value of the Fund’s investments is summarized below.

 

   

Level 1—quoted prices in active markets for identical investments

   

Level 2—other significant observable inputs (including quoted prices for similar investments, interest rates, credit risk, etc.)

   

Level 3—significant unobservable inputs (including the Fund’s own assumptions in determining the fair value of investments)

 

19


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

The inputs or methodology used for valuing investments may or may not be an indication of the risk associated with those investments.

For movements between the levels within the fair value hierarchy, the Fund has adopted a policy of recognizing the transfer at the end of the period in which the underlying event causing the movement occurred. Changes in valuation techniques may result in transfers into or out of an assigned level within the disclosure hierarchy. As of June 30, 2018, there were $3,631,427 of securities transferred from Level 1 to Level 2, which resulted from a change in the use of a quoted price to an evaluated mean price supplied by an independent pricing service, for certain securities; and $1,640,747 of securities transferred from Level 2 to Level 1, which resulted from a change in the use of an evaluated mean price supplied by an independent pricing service to a quoted price, for certain securities.

The following is a summary of the inputs used as of June 30, 2018 in valuing the Fund’s investments carried at value:

 

    Total     Quoted Prices
in Active
Markets for
Identical
Investments
(Level 1)
    Other
Significant
Observable
Inputs
(Level 2)
    Significant
Unobservable
Inputs
(Level 3)
 

Common Stock

  $ 277,806,387     $ 277,806,387     $     $             —  

Preferred Securities—

       

$25 Par Value:

       

Real Estate—Diversified

    9,640,974       9,085,861       555,113        

Real Estate—Hotel

    7,427,397       5,747,708       1,679,689        

Other Industries

    28,924,831       28,924,831              

Preferred Securities—

       

Capital Securities:

       

Specialty

    1,434,743       934,743       500,000        

Other Industries

    9,043,845             9,043,845        

Short-Term Investments

    2,021,050             2,021,050        
 

 

 

   

 

 

   

 

 

   

 

 

 

Total Investments in Securitiesa

  $ 336,299,227     $ 322,499,530     $ 13,799,697     $  
 

 

 

   

 

 

   

 

 

   

 

 

 

 

a 

Portfolio holdings are disclosed individually on the Schedule of Investments.

Security Transactions and Investment Income: Security transactions are recorded on trade date. Realized gains and losses on investments sold are recorded on the basis of identified cost. Interest income, which includes the amortization of premiums and accretion of discounts, is recorded on the accrual basis. Dividend income is recorded on the ex-dividend date, except for certain dividends on foreign securities, which are recorded as soon as the Fund is informed after the ex-dividend date. Distributions from REITs are recorded as ordinary income, net realized capital gain or return of capital based on information reported by the REITs and management’s estimates of such amounts based on historical information. These estimates are adjusted when the actual source of distributions is disclosed by the REITs and actual amounts may differ from the estimated amounts.

 

20


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

Foreign Currency Translation: The books and records of the Fund are maintained in U.S. dollars. Investment securities and other assets and liabilities denominated in foreign currencies are translated into U.S. dollars based upon prevailing exchange rates on the date of valuation. Purchases and sales of investment securities and income and expense items denominated in foreign currencies are translated into U.S. dollars based upon prevailing exchange rates on the respective dates of such transactions. The Fund does not isolate that portion of the results of operations resulting from fluctuations in foreign exchange rates on investments from the fluctuations arising from changes in market prices of securities held. Such fluctuations are included with the net realized and unrealized gain or loss on investments.

Net realized foreign exchange gains or losses arise from sales of foreign currencies, including gains and losses on forward foreign currency exchange contracts, currency gains or losses realized between the trade and settlement dates on securities transactions, and the difference between the amounts of dividends, interest, and foreign withholding taxes recorded on the Fund’s books and the U.S. dollar equivalent of the amounts actually received or paid. Net unrealized foreign exchange gains and losses arise from changes in the values of assets and liabilities, other than investments in securities, on the date of valuation, resulting from changes in exchange rates. Pursuant to U.S. federal income tax regulations, certain foreign currency gains/losses included in realized and unrealized gains/losses are included in or are a reduction of ordinary income for federal income tax purposes.

Options: The Fund may purchase and write exchange-listed and OTC put or call options on securities, stock indices and other financial instruments to enhance portfolio returns and reduce overall volatility.

When the Fund writes (sells) an option, an amount equal to the premium received by the Fund is recorded on the Statement of Assets and Liabilities as a liability. The amount of the liability is subsequently marked-to-market to reflect the current market value of the option written. When an option expires, the Fund realizes a gain on the option to the extent of the premium received. Premiums received from writing options which are exercised or closed are added to or offset against the proceeds or amount paid on the transaction to determine the realized gain or loss. If a put option on a security is exercised, the premium reduces the cost basis of the security purchased by the Fund. If a call option is exercised, the premium is added to the proceeds of the security sold to determine the realized gain or loss. The Fund, as writer of an option, bears the market risk of an unfavorable change in the price of the underlying investment. Other risks include the possibility of an illiquid options market or the inability of the counterparties to fulfill their obligations under the contracts.

Put and call options purchased are accounted for in the same manner as portfolio securities. Premiums paid for purchasing options which expire are treated as realized losses. Premiums paid for purchasing options which are exercised or closed are added to the amounts paid or offset against the proceeds on the underlying investment transaction to determine the realized gain or loss when the underlying transaction is executed. The risk associated with purchasing an option is that the Fund pays a premium whether or not the option is exercised. Additionally, the Fund bears the risk of loss of the premium and change in market value should the counterparty not perform under the contract.

At June 30, 2018, the Fund did not have any option contracts outstanding.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

Dividends and Distributions to Shareholders: Dividends from net investment income and capital gain distributions are determined in accordance with U.S. federal income tax regulations, which may differ from GAAP. Dividends from net investment income, if any, are declared quarterly and paid monthly. Net realized capital gains, unless offset by any available capital loss carryforward, are typically distributed to shareholders at least annually. Dividends and distributions to shareholders are recorded on the ex-dividend date and are automatically reinvested in full and fractional shares of the Fund in accordance with the Fund’s Reinvestment Plan, unless the shareholder has elected to have them paid in cash.

This Fund has a managed distribution policy in accordance with exemptive relief issued by the SEC. The Plan gives the Fund greater flexibility to realize long-term capital gains throughout the year and to distribute those gains on a more regular basis to shareholders. Therefore, regular monthly distributions throughout the year may include a portion of estimated realized long-term capital gains, along with net investment income, short-term capital gains and return of capital, which is not taxable. In accordance with the Plan, the Fund is required to adhere to certain conditions in order to distribute long-term capital gains during the year.

Dividends from net investment income are subject to recharacterization for tax purposes. Based upon the results of operations for the six months ended June 30, 2018, the investment advisor considers it likely that a significant portion of the dividends will be reclassified to distributions from net realized gain and/or return of capital upon the final determination of the Fund’s taxable income after December 31, 2018, the Fund’s fiscal year end.

Income Taxes: It is the policy of the Fund to continue to qualify as a regulated investment company (RIC), if such qualification is in the best interest of the shareholders, by complying with the requirements of Subchapter M of the Internal Revenue Code applicable to RICs, and by distributing substantially all of its taxable earnings to its shareholders. Also, in order to avoid the payment of any federal excise taxes, the Fund will distribute substantially all of its net investment income and net realized gains on a calendar year basis. Accordingly, no provision for federal income or excise tax is necessary. Dividend and interest income from holdings in non-U.S. securities is recorded net of non-U.S. taxes paid. Management has analyzed the Fund’s tax positions taken on federal and applicable state income tax returns as well as its tax positions in non-U.S. jurisdictions in which it trades for all open tax years and has concluded that as of June 30, 2018, no additional provisions for income tax are required in the Fund’s financial statements. The Fund’s tax positions for the tax years for which the applicable statutes of limitations have not expired are subject to examination by the Internal Revenue Service, state departments of revenue and by foreign tax authorities.

Note 2. Investment Advisory Fees, Administration Fees and Other Transactions with Affiliates

Investment Advisory Fees: Cohen & Steers Capital Management, Inc. serves as the Fund’s investment advisor pursuant to an investment advisory agreement (the investment advisory agreement). Under the terms of the investment advisory agreement, the investment advisor provides the Fund with day-to-day investment decisions and generally manages the Fund’s investments in accordance with the stated policies of the Fund, subject to the supervision of the Board of Directors.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

For the services provided to the Fund, the investment advisor receives a fee, accrued daily and paid monthly, at the annual rate of 0.70% of the average daily net assets of the Fund.

Administration Fees: The Fund has entered into an administration agreement with the investment advisor under which the investment advisor performs certain administrative functions for the Fund and receives a fee, accrued daily and paid monthly, at the annual rate of 0.04% of the average daily net assets of the Fund. For the six months ended June 30, 2018, the Fund incurred $64,456 in fees under this administration agreement. Additionally, the Fund pays State Street Bank and Trust Company as co-administrator under a fund accounting and administration agreement.

Directors’ and Officers’ Fees: Certain directors and officers of the Fund are also directors, officers, and/or employees of the investment advisor. The Fund does not pay compensation to directors and officers affiliated with the investment advisor except for the Chief Compliance Officer, who received compensation from the investment advisor, which was reimbursed by the Fund, in the amount of $1,918 for the six months ended June 30, 2018.

Note 3. Purchases and Sales of Securities

Purchases and sales of securities, excluding short-term investments, for the six months ended June 30, 2018, totaled $38,092,282 and $42,498,334, respectively.

Note 4. Derivative Investments

The following table presents the effect of derivatives held during the six months ended June 30, 2018, along with the respective location in the financial statements.

Statement of Operations

 

Derivatives

  

Location

   Realized
Gain (Loss)
    Change in
Unrealized
Appreciation
(Depreciation)
 

Equity Risk:

       

Written Option Contracts—
Over-the-Counter

  

Net Realized and Unrealized

     Gain (Loss)

   $ (205,035      

The following summarizes the volume of the Fund’s written option contracts activity for the six months ended June 30, 2018:

 

     Written Option Contractsa  

Average Notional Amount

   $ 7,587,404  

Ending Notional Amount

      

 

a 

Average notional amount is for the period February 11, 2018 through May 9, 2018, which represents the period the Fund had written option contracts outstanding. Notional amount is calculated using the number of contracts multiplied by notional contract size multiplied by the underlying price.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

Note 5. Income Tax Information

As of June 30, 2018, the federal tax cost and net unrealized appreciation (depreciation) in value of investments held were as follows:

 

Cost of investments in securities for federal income tax purposes

   $ 253,823,169  
  

 

 

 

Gross unrealized appreciation on investments

   $ 85,625,429  

Gross unrealized depreciation on investments

     (3,149,371
  

 

 

 

Net unrealized appreciation (depreciation) on investments

   $ 82,476,058  
  

 

 

 

Note 6. Capital Stock

The Fund is authorized to issue 100 million shares of common stock at a par value of $0.001 per share.

During the six months ended June 30, 2018, the Fund issued 6,572 shares of common stock at $78,675 for the reinvestment of dividends. During the year ended December 31, 2017, the Fund did not issue shares of common stock for the reinvestment of dividends.

On December 5, 2017, the Board of Directors approved the continuation of the delegation of its authority to management to effect repurchases, pursuant to management’s discretion and subject to market conditions and investment considerations, of up to 10% of the Fund’s common shares outstanding (Share Repurchase Program) from January 1, 2018, through the fiscal year ended December 31, 2018.

During the six months ended June 30, 2018 and the year ended December 31, 2017, the Fund did not effect any repurchases.

Note 7. Other Risks

Common Stock Risk: While common stocks have historically generated higher average returns than fixed-income securities over the long-term, common stock has also experienced significantly more volatility in those returns, although under certain market conditions, fixed-income investments may have comparable or greater price volatility. An adverse event, such as an unfavorable earnings report, may depress the value of common stock held by the Fund. Also, the price of common stock is sensitive to general movements in the stock market. A drop in the stock market may depress the price of common stock held by the Fund.

Real Estate Market Risk: Since the Fund concentrates its assets in companies engaged in the real estate industry, an investment in the Fund will be closely linked to the performance of the real estate markets. Risks of investing in real estate securities include falling property values due to increasing vacancies, declining rents resulting from economic, legal, tax, political or technological developments, lack of liquidity, limited diversification, and sensitivity to certain economic factors such as interest-rate changes and market recessions. Real estate company prices also may drop because of the failure of borrowers to pay their loans and poor management, and residential developers, in particular, could be negatively impacted by falling home prices, slower mortgage origination and rising construction costs. The risks of investing in REITs are similar to those associated with direct investments in real estate securities.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

REIT Risk: In addition to the risks of securities linked to the real estate industry, REITs are subject to certain other risks related to their structure and focus. REITs are dependent upon management skills and generally may not be diversified. REITs are also subject to heavy cash flow dependency, defaults by borrowers and self-liquidation. In addition, REITs could possibly fail to (i) qualify for pass-through of income under applicable tax law, or (ii) maintain their exemptions from registration under the 1940 Act. The above factors may also adversely affect a borrower’s or a lessee’s ability to meet its obligations to the REIT. In the event of a default by a borrower or lessee, the REIT may experience delays in enforcing its rights as a mortgagee or lessor and may incur substantial costs associated with protecting its investments.

Small- and Medium-Sized Companies Risk: Real estate companies in the industry tend to be small-to medium-sized companies in relation to the equity markets as a whole. There may be less trading in a smaller company’s stock, which means that buy and sell transactions in that stock could have a larger impact on the stock’s price than is the case with larger company stocks. Smaller companies also may have fewer lines of business so that changes in any one line of business may have a greater impact on a smaller company’s stock price than is the case for a larger company. Further, smaller company stocks may perform differently in different cycles than larger company stocks. Accordingly, real estate company shares can, and at times will, perform differently than large company stocks.

Preferred Securities Risk: Preferred securities are subject to credit risk, which is the risk that a security will decline in price, or the issuer of the security will fail to make dividend, interest or principal payments when due, because the issuer experiences a decline in its financial status. Preferred securities are also subject to interest rate risk and may decline in value because of changes in market interest rates. The Fund may be subject to a greater risk of rising interest rates than would normally be the case in an environment of low interest rates and the effect of potential government fiscal policy initiatives and resulting market reaction to those initiatives. In addition, an issuer may be permitted to defer or omit distributions. Preferred securities are also generally subordinated to bonds and other debt instruments in a company’s capital structure. During periods of declining interest rates, an issuer may be able to exercise an option to redeem (call) its issue at par earlier than scheduled, and the Fund may be forced to reinvest in lower yielding securities. Certain preferred securities may be substantially less liquid than many other securities, such as common stocks. Generally, preferred security holders have no voting rights with respect to the issuing company unless certain events occur. Certain preferred securities may give the issuers special redemption rights allowing the securities to be redeemed prior to a specified date if certain events occur, such as changes to tax or securities laws.

Options Risk: Gains on options transactions depend on the investment advisor’s ability to predict correctly the direction of stock prices, indexes, interest rates, and other economic factors, and unanticipated changes may cause poorer overall performance for the Fund than if it had not engaged in such transactions. A rise in the value of the security or index underlying a call option written by the Fund exposes the Fund to possible loss or loss of opportunity to realize appreciation in the value of any portfolio securities underlying or otherwise related to the call option. By writing a put option, the Fund assumes the risk of a decline in the underlying security or index. There can be no assurance that a liquid market will exist when the Fund seeks to close out an option position, and for certain options not traded on an exchange no market usually exists. Trading could be interrupted, for example, because of supply

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

and demand imbalances arising from a lack of either buyers or sellers, or an options exchange could suspend trading after the price has risen or fallen more than the maximum specified by the exchange.

Although the Fund may be able to offset to some extent any adverse effects of being unable to liquidate an option position, that Fund may experience losses in some cases as a result of such inability, may not be able to close its position and, in such an event would be unable to control its losses.

Regulatory Risk: The U.S. government has proposed and adopted multiple regulations that could have a long-lasting impact on the Fund and on the mutual fund industry in general. The SEC’s final rules and amendments to modernize reporting and disclosure, along with other potential upcoming regulations, could, among other things, restrict the Fund’s ability to engage in transactions and/or increase overall expenses of the Fund. In addition, the SEC, Congress, various exchanges and regulatory and self-regulatory authorities, both domestic and foreign, have undertaken reviews of the use of derivatives by registered investment companies, which could affect the nature and extent of derivatives used by the Fund. While the full extent of these regulations is still unclear, these regulations and actions may adversely affect the instruments in which the Fund invests and its ability to execute its investment strategy. Similarly, regulatory developments in other countries may have an unpredictable and adverse impact on the Fund.

Qualified REIT Dividends Paid by the Fund Ineligible for Pass-Through Deduction: Starting for calendar year 2018, non-corporate taxpayers are permitted to deduct a portion of any amounts received from a REIT that are “qualified REIT dividends.” This deduction is currently not available in respect of such amounts paid by a REIT to the Fund, and distributed by the Fund to its shareholders. As a result, a non-corporate shareholder will generally be subject to a higher effective tax rate on any such amounts received from the Fund compared to the effective rate applicable to any qualified REIT dividends a shareholder would receive if the shareholder invested directly in a REIT.

Note 8. Other

In the normal course of business, the Fund enters into contracts that provide general indemnifications. The Fund’s maximum exposure under these arrangements is dependent on claims that may be made against the Fund in the future and, therefore, cannot be estimated; however, based on experience, the risk of material loss from such claims is considered remote.

Note 9. New Accounting Guidance

In March 2017, the FASB issued ASU No. 2017-08, Receivables—Nonrefundable Fees and Other Costs (Subtopic 310-20): Premium Amortization on Purchased Callable Debt Securities. The amendments in the ASU shorten the amortization period for certain callable debt securities, held at a premium, to be amortized to the earliest call date. The ASU is effective for fiscal years and interim periods within those fiscal years beginning after December 15, 2018. The adoption will have no effect on the Fund’s net assets or results of operations.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

NOTES TO FINANCIAL STATEMENTS (Unaudited)—(Continued)

 

Note 10. Subsequent Events

Management has evaluated events and transactions occurring after June 30, 2018 through the date that the financial statements were issued, and has determined that no additional disclosure in the financial statements is required.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

PROXY RESULTS (Unaudited)

Cohen & Steers Total Return Realty Fund, Inc. shareholders voted on the following proposals at the annual meeting held on April 26, 2018. The description of each proposal and number of shares voted are as follows:

 

Common Shares    Shares Voted
For
       Authority
Withheld
 

To elect Directors:

       

George Grossman

     23,324,150.485          721,609.828  

Jane F. Magpiong

     23,437,732.297          608,028.016  

Robert H. Steers

     23,389,209.592          656,550.721  

C. Edward Ward, Jr.

     23,265,203.335          780,556.978  

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

AVERAGE ANNUAL TOTAL RETURNS

(Periods ended June 30, 2018) (Unaudited)

 

Based on Net Asset Value           Based on Market Value  
One Year     Five Years     Ten Years     Since Inception
(9/27/93)
          One Year     Five Years     Ten Years     Since Inception
(9/27/93)
 
  3.27     8.79     9.33     9.85       7.56     7.75     7.97     9.40

The performance data quoted represent past performance. Past performance is no guarantee of future results. The investment return will vary and the principal value of an investment will fluctuate and shares, if sold, may be worth more or less than their original cost. Current performance may be lower or higher than the performance data quoted. Current total returns of the Fund can be obtained by visiting our website at cohenandsteers.com. The Fund’s returns assume the reinvestment of all dividends and distributions at prices obtained under the Fund’s dividend reinvestment plan.

REINVESTMENT PLAN

We urge shareholders who want to take advantage of this plan and whose shares are held in ‘Street Name’ to consult your broker as soon as possible to determine if you must change registration into your own name to participate.

OTHER INFORMATION

A description of the policies and procedures that the Fund uses to determine how to vote proxies relating to portfolio securities is available (i) without charge, upon request, by calling 800-330-7348, (ii) on our website at cohenandsteers.com or (iii) on the SEC’s website at http://www.sec.gov. In addition, the Fund’s proxy voting record for the most recent 12-month period ended June 30 is available by August 31 of each year (i) without charge, upon request, by calling 800-330-7348 or (ii) on the SEC’s website at http://www.sec.gov.

The Fund files its complete schedule of portfolio holdings with the SEC for the first and third quarters of each fiscal year on Form N-Q. The Fund’s Forms N-Q are available (i) without charge, upon request, by calling 800-330-7348 or (ii) on the SEC’s website at http://www.sec.gov. In addition, the Forms N-Q may be reviewed and copied at the SEC’s Public Reference Room in Washington, DC. Information on the operation of the Public Reference Room may be obtained by calling 800-SEC-0330.

Please note that distributions paid by the Fund to shareholders are subject to recharacterization for tax purposes and are taxable up to the amount of the Fund’s investment company taxable income and net realized gains. Distributions in excess of the Fund’s investment company taxable income and net realized gains are a return of capital distributed from the Fund’s assets. To the extent this occurs, the Fund’s shareholders of record will be notified of the estimated amount of capital returned to shareholders for each such distribution and this information will also be available at cohenandsteers.com. The final tax treatment of all distributions is reported to shareholders on their 1099-DIV forms, which are mailed after the close of each calendar year. Distributions of capital decrease the Fund’s total assets and, therefore, could have the effect of increasing the Fund’s expense ratio. In addition, in order to make these distributions, the Fund may have to sell portfolio securities at a less than opportune time.

Notice is hereby given in accordance with Rule 23c-1 under the 1940 Act that the Fund may purchase, from time to time, shares of its common stock in the open market.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

APPROVAL OF INVESTMENT ADVISORY AGREEMENT

The Board of Directors of the Fund, including a majority of the directors who are not parties to the Fund’s investment advisory agreement (the Advisory Agreement), or interested persons of any such party (the Independent Directors), has the responsibility under the Investment Company Act of 1940 to approve the Fund’s Advisory Agreement for its initial two year term and its continuation annually thereafter at a meeting of the Board of Directors called for the purpose of voting on the approval or continuation. The Advisory Agreement was discussed at a meeting of the Independent Directors held on June 5, 2018 and at meetings of the full Board of Directors held in person on March 20, 2018 and June 12, 2018. At the meeting of the full Board of Directors on June 12, 2018, the Advisory Agreement was discussed and was unanimously continued for a term ending June 30, 2019 by the Fund’s Board of Directors, including the Independent Directors. The Independent Directors were represented by independent counsel who assisted them in their deliberations during the meetings and executive sessions.

In considering whether to continue the Advisory Agreement, the Board of Directors reviewed materials provided by an independent data provider, which included, among other things, fee, expense and performance information compared to peer funds (the Peer Funds) and performance comparisons to a larger category universe; summary information prepared by the Fund’s investment advisor (the Investment Advisor); and a memorandum from Fund counsel outlining the legal duties of the Board of Directors. The Board of Directors also spoke directly with representatives of the independent data provider and met with investment advisory personnel. In addition, the Board of Directors considered information provided from time to time by the Investment Advisor throughout the year at meetings of the Board of Directors, including presentations by portfolio managers relating to the investment performance of the Fund and the investment strategies used in pursuing the Fund’s objective. In particular, the Board of Directors considered the following:

(i) The nature, extent and quality of services to be provided by the Investment Advisor: The Board of Directors reviewed the services that the Investment Advisor provides to the Fund, including, but not limited to, making the day-to-day investment decisions for the Fund, placing orders for the investment and reinvestment of the Fund’s assets, furnishing information to the Board of Directors of the Fund regarding the Fund’s portfolio, providing individuals to serve as Fund officers, and generally managing the Fund’s investments in accordance with the stated policies of the Fund. The Board of Directors also discussed with officers and portfolio managers of the Fund the types of transactions that were being done on behalf of the Fund. Additionally, the Board of Directors took into account the services provided by the Investment Advisor to its other funds and accounts, including those that have investment objectives and strategies similar to those of the Fund. The Board of Directors also considered the education, background and experience of the Investment Advisor’s personnel, particularly noting the potential benefit that the portfolio managers’ work experience and favorable reputation can have on the Fund. The Board of Directors further noted the Investment Advisor’s ability to attract qualified and experienced personnel. The Board of Directors also considered the administrative services provided by the Investment Advisor, including compliance and accounting services. After consideration of the above factors, among others, the Board of Directors concluded that the nature, extent and quality of services provided by the Investment Advisor are satisfactory and appropriate.

(ii) Investment performance of the Fund and the Investment Advisor: The Board of Directors considered the investment performance of the Fund compared to Peer Funds and a relevant blended

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

benchmark. The Board of Directors noted that the Fund outperformed the Peer Funds’ medians for the one-, three-, five- and ten-year periods ended March 31, 2018, ranking first out of four peers, first out of four peers, second out of four peers and first out of four peers, respectively. The Board of Directors also noted that the Fund outperformed the blended benchmark for the one-, three-, five- and ten-year periods ended March 31, 2018. The Board of Directors engaged in discussions with the Investment Advisor regarding the contributors to and detractors from the Fund’s performance during the periods. The Board of Directors also considered supplemental information provided by the Investment Advisor, including a narrative summary of various factors affecting performance, and the Investment Advisor’s performance in managing other real estate funds. The Board of Directors determined that Fund performance, in light of all the considerations noted above, supported the continuation of the Advisory Agreement.

(iii) Cost of the services to be provided and profits to be realized by the Investment Advisor from the relationship with the Fund: Next, the Board of Directors considered the contractual and actual management fee paid by the Fund, as well as the Fund’s total expense ratio. As part of its analysis, the Board of Directors gave consideration to the fee and expense analyses provided by the independent data provider. The Board of Directors noted that the Fund’s actual management fee and total expense ratio were lower than the Peer Funds’ medians, ranking first out of four peers for each. In light of the considerations above, the Board of Directors concluded that the Fund’s current expense structure was satisfactory.

The Board of Directors also reviewed information regarding the profitability to the Investment Advisor of its relationship with the Fund. The Board of Directors considered the level of the Investment Advisor’s profits and whether the profits were reasonable for the Investment Advisor. The Board of Directors took into consideration other benefits to be derived by the Investment Advisor in connection with the Advisory Agreement, noting particularly the research and related services, within the meaning of Section 28(e) of the Securities Exchange Act of 1934, that the Investment Advisor receives by allocating the Fund’s brokerage transactions. The Board of Directors further considered that the Investment Advisor continues to reinvest profits back in the business, including upgrading and/or implementing new trading, compliance and accounting systems, and by adding investment personnel to the portfolio management teams. The Board of Directors also considered the administrative services provided by the Investment Advisor and the associated administration fee paid to the Investment Advisor for such services under the Administration Agreement. The Board of Directors determined that the services received under the Administration Agreement are beneficial to the Fund. The Board of Directors concluded that the profits realized by the Investment Advisor from its relationship with the Fund were reasonable and consistent with the Investment Advisor’s fiduciary duties.

(iv) The extent to which economies of scale would be realized as the Fund grows and whether fee levels would reflect such economies of scale: The Board of Directors noted that, as a closed-end fund, the Fund would not be expected to have inflows of capital that might produce increasing economies of scale. The Board of Directors determined that, given the Fund’s closed-end structure, there were not significant economies of scale that were not being shared with shareholders. In considering economies of scale, the Board of Directors also noted, as discussed above in (iii), that the Investment Advisor continues to reinvest profits back in the business.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

(v) Comparison of services to be rendered and fees to be paid to those under other investment advisory contracts, such as contracts of the same and other investment advisors or other clients: As discussed above in (iii), the Board of Directors compared the fees paid under the Advisory Agreement to those under other investment advisory contracts of other investment advisors managing Peer Funds. The Board of Directors also compared the services rendered, fees paid and profitability under the Advisory Agreement to those under the Investment Advisor’s other fund management agreements and advisory contracts with institutional and other clients with similar investment mandates, noting that the Investment Advisor provides more services to the Fund than it does for institutional or subadvised accounts. The Board of Directors also considered the entrepreneurial risk and financial exposure assumed by the Investment Advisor in developing and managing the Fund that the Investment Advisor does not have with institutional and other clients and other differences in the management of registered investment companies and institutional accounts. The Board of Directors determined that on a comparative basis the fees under the Advisory Agreement were reasonable in relation to the services provided.

No single factor was cited as determinative to the decision of the Board of Directors, and each Director may have assigned different weights to the various factors. Rather, after weighing all of the considerations and conclusions discussed above, the Board of Directors, including the Independent Directors, unanimously approved the continuation of the Advisory Agreement.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

Cohen & Steers Privacy Policy

 

   
Facts   What Does Cohen & Steers Do With Your Personal Information?
Why?   Financial companies choose how they share your personal information. Federal law gives consumers the right to limit some but not all sharing. Federal law also requires us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand what we do.
What?  

The types of personal information we collect and share depend on the product or service you have with us. This information can include:

 

• Social Security number and account balances

 

• Transaction history and account transactions

 

• Purchase history and wire transfer instructions

How?   All financial companies need to share customers’ personal information to run their everyday business. In the section below, we list the reasons financial companies can share their customers’ personal information; the reasons Cohen & Steers chooses to share; and whether you can limit this sharing.

 

Reasons we can share your personal information    Does Cohen & Steers
share?
     Can you limit this
sharing?

For our everyday business purposes—

such as to process your transactions, maintain your account(s), respond to court orders and legal investigations, or reports to credit bureaus

   Yes      No

For our marketing purposes—

to offer our products and services to you

   Yes      No
For joint marketing with other financial companies—    No      We don’t share

For our affiliates’ everyday business purposes—

information about your transactions and experiences

   No      We don’t share

For our affiliates’ everyday business purposes—

information about your creditworthiness

   No      We don’t share
For our affiliates to market to you—    No      We don’t share
For non-affiliates to market to you—    No      We don’t share
       
     
Questions?    Call 800.330.7348            

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

Cohen & Steers Privacy Policy—(Continued)

 

   
Who we are    
Who is providing this notice?   Cohen & Steers Capital Management, Inc., Cohen & Steers Asia Limited, Cohen & Steers Japan, LLC, Cohen & Steers UK Limited, Cohen & Steers Securities, LLC, Cohen & Steers Private Funds and Cohen & Steers Open and Closed-End Funds (collectively, Cohen & Steers).
What we do    
How does Cohen & Steers protect my personal information?   To protect your personal information from unauthorized access and use, we use security measures that comply with federal law. These measures include computer safeguards and secured files and buildings. We restrict access to your information to those employees who need it to perform their jobs, and also require companies that provide services on our behalf to protect your information.
How does Cohen & Steers collect my personal information?  

We collect your personal information, for example, when you:

 

• Open an account or buy securities from us

 

• Provide account information or give us your contact information

 

• Make deposits or withdrawals from your account

 

We also collect your personal information from other companies.

Why can’t I limit all sharing?  

Federal law gives you the right to limit only:

 

• sharing for affiliates’ everyday business purposes—information about your creditworthiness

 

• affiliates from using your information to market to you

 

• sharing for non-affiliates to market to you

 

State law and individual companies may give you additional rights to limit sharing.

Definitions    
Affiliates  

Companies related by common ownership or control. They can be financial and nonfinancial companies.

 

• Cohen & Steers does not share with affiliates.

Non-affiliates  

Companies not related by common ownership or control. They can be financial and nonfinancial companies.

 

• Cohen & Steers does not share with non-affiliates.

Joint marketing  

A formal agreement between non-affiliated financial companies that together market financial products or services to you.

 

• Cohen & Steers does not jointly market.

 

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COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

Cohen & Steers Investment Solutions

 

COHEN & STEERS REAL ASSETS FUND

 

  Designed for investors seeking total return and the maximization of real returns during inflationary environments by investing primarily in real assets

 

  Symbols: RAPAX, RAPCX, RAPIX, RAPRX, RAPZX

COHEN & STEERS GLOBAL REALTY SHARES

 

  Designed for investors seeking total return, investing primarily in global real estate equity securities

 

  Symbols: CSFAX, CSFCX, CSSPX, GRSRX, CSFZX

COHEN & STEERS REALTY SHARES

 

  Designed for investors seeking total return, investing primarily in U.S. real estate securities

 

  Symbol: CSRSX

COHEN & STEERS REAL ESTATE SECURITIES FUND

 

  Designed for investors seeking total return, investing primarily in U.S. real estate securities

 

  Symbols: CSEIX, CSCIX, CREFX, CSDIX, CIRRX, CSZIX

COHEN & STEERS INSTITUTIONAL REALTY SHARES

 

  Designed for institutional investors seeking total return, investing primarily in U.S. real estate securities

 

  Symbol: CSRIX

COHEN & STEERS INTERNATIONAL REALTY FUND

 

  Designed for investors seeking total return, investing primarily in international (non-U.S.) real estate securities

 

  Symbols: IRFAX, IRFCX, IRFIX, IRFRX, IRFZX

COHEN & STEERS GLOBAL INFRASTRUCTURE FUND

 

  Designed for investors seeking total return, investing primarily in global infrastructure securities

 

  Symbols: CSUAX, CSUCX, CSUIX, CSURX, CSUZX

COHEN & STEERS

MLP & ENERGY OPPORTUNITY FUND

 

  Designed for investors seeking total return, investing primarily in midstream energy master limited partnership (MLP) units and related stocks

 

  Symbols: MLOAX, MLOCX, MLOIX, MLORX, MLOZX

COHEN & STEERS

LOW DURATION PREFERRED AND INCOME FUND

 

  Designed for investors seeking high current income and capital preservation by investing in low-duration preferred and other income securities issued by U.S. and non-U.S. companies

 

  Symbols: LPXAX, LPXCX, LPXIX, LPXRX, LPXZX

COHEN & STEERS

PREFERRED SECURITIES AND INCOME FUND

 

  Designed for investors seeking total return (high current income and capital appreciation), investing primarily in preferred and debt securities issued by U.S. and non-U.S. companies

 

  Symbols: CPXAX, CPXCX, CPXFX, CPXIX, CPRRX, CPXZX

COHEN & STEERS DIVIDEND VALUE FUND

 

  Designed for investors seeking long-term growth of income and capital appreciation, investing primarily in dividend paying common stocks and preferred stocks

 

  Symbols: DVFAX, DVFCX, DVFIX, DVFRX, DVFZX
 

Distributed by Cohen & Steers Securities, LLC.

 

 

 

 

COHEN & STEERS GLOBAL REALTY MAJORS ETF

 

  Designed for investors who seek a relatively low-cost passive approach for investing in a portfolio of global real estate equity securities of companies in a specified index

 

  Symbol: GRI

Distributed by ALPS Portfolio Solutions Distributor, Inc.

ISHARES COHEN & STEERS

REALTY MAJORS INDEX FUND

 

  Designed for investors who seek a relatively low-cost passive approach for investing in a portfolio of U.S. real estate equity securities of companies in a specified index

 

  Symbol: ICF

Distributed by BlackRock Investments, LLC

 

Please consider the investment objectives, risks, charges and expenses of any Cohen & Steers U.S. registered open-end fund carefully before investing. A summary prospectus and prospectus containing this and other information can be obtained by calling 800-330-7348 or by visiting cohenandsteers.com. Please read the summary prospectus and prospectus carefully before investing.

 

35


COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

OFFICERS AND DIRECTORS

Robert H. Steers

Director and Chairman

Joseph M. Harvey

Director and Vice President

Michael G. Clark

Director

George Grossman

Director

Dean A. Junkans

Director

Gerald J. Maginnis

Director

Jane F. Magpiong

Director

Daphne L. Richards

Director

Frank K. Ross

Director

C. Edward Ward, Jr.

Director

Adam M. Derechin

President and Chief Executive Officer

Thomas N. Bohjalian

Vice President

William F. Scapell

Vice President

Jason Yablon

Vice President

Yigal D. Jhirad

Vice President

Francis C. Poli

Secretary and Chief Legal Officer

James Giallanza

Chief Financial Officer

Albert Laskaj

Treasurer

Lisa D. Phelan

Chief Compliance Officer

KEY INFORMATION

Investment Advisor

Cohen & Steers Capital Management, Inc.

280 Park Avenue

New York, NY 10017

(212) 832-3232

Co-Administrator and Custodian

State Street Bank and Trust Company

One Lincoln Street

Boston, MA 02111

Transfer Agent

Computershare

480 Washington Boulevard

Jersey City, NJ 07310

(866) 227-0757

Legal Counsel

Ropes & Gray LLP

1211 Avenue of the Americas

New York, NY 10036

New York Stock Exchange Symbol:    RFI

Website: cohenandsteers.com

This report is for shareholder information. This is not a prospectus intended for use in the purchase or sale of Fund shares. Performance data quoted represents past performance. Past performance is no guarantee of future results and your investment may be worth more or less at the time you sell your shares.

 

 

36


COHEN & STEERS

TOTAL RETURN REALTY FUND

280 PARK AVENUE

NEW YORK, NY 10017

eDelivery AVAILABLE

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Sign up at cohenandsteers.com

 

LOGO

Semiannual Report June 30, 2018

Cohen & Steers

Total Return

Realty Fund

RFISAR

 

 

 


Item 2. Code of Ethics.

Not applicable.

Item 3. Audit Committee Financial Expert.

Not applicable.

Item 4. Principal Accountant Fees and Services.

Not applicable.

Item 5. Audit Committee of Listed Registrants.

Not applicable.

Item 6. Schedule of Investments.

Included in Item 1 above.

Item 7. Disclosure of Proxy Voting Policies and Procedures for Closed-End Management Investment Companies.

Not applicable.

Item 8. Portfolio Managers of Closed-End Management Investment Companies.

 

(a)

Not applicable.

 

(b)

The registrant has not had any change in the portfolio managers identified in response to paragraph (a)(1) of this item in the registrant’s most recent annual report on Form N-CSR.

Item 9. Purchases of Equity Securities by Closed-End Management Investment Company and Affiliated Purchasers.

None.

Item 10. Submission of Matters to a Vote of Security Holders.

None.

Item 11. Controls and Procedures.

 

(a)

The registrant’s principal executive officer and principal financial officer have concluded that the registrant’s disclosure controls and procedures are reasonably designed to ensure that information required to be disclosed by the registrant in this Form N-CSR was recorded,

 

 

 


 

processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms, based upon such officers’ evaluation of these controls and procedures as of a date within 90 days of the filing date of this report.

 

(b)

There were no changes in the registrant’s internal control over financial reporting that occurred during the period covered by this report that have materially affected, or are reasonably likely to materially affect, the registrant’s internal control over financial reporting.

Item 12. Disclosure of Securities Lending Activities for Closed-End Management Investment Companies.

 

(a)

The Fund did not engage in any securities lending activity during the fiscal year ended December 31, 2017.

 

(b)

The Fund did not engage in any securities lending activity and did not engage a securities lending agent during the fiscal year ended December 31, 2017.

Item 13. Exhibits.

 

(a)(1)

Not applicable.

 

(a)(2)

Certifications of principal executive officer and principal financial officer as required by Rule 30a-2(a) under the Investment Company Act of 1940.

 

(a)(3)

Not applicable.

 

(b)

Certifications of chief executive officer and chief financial officer as required by Rule 30a- 2(b) under the Investment Company Act of 1940.

 

(c)

Registrant’s notices to shareholders pursuant to Registrant’s exemptive order granting an exemption from Section 19(b) of the 1940 Act & Rule 19b-1 thereunder regarding distributions pursuant to the Registrant’s Managed Distribution Plan.

 

 

 


SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934 and the Investment Company Act of 1940, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

COHEN & STEERS TOTAL RETURN REALTY FUND, INC.

 

  By:   /s/ Adam M. Derechin
   

Name:   Adam M. Derechin

Title:    President and Chief Executive Officer

  Date:   September 6, 2018

Pursuant to the requirements of the Securities Exchange Act of 1934 and the Investment Company Act of 1940, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

  By:   /s/ Adam M. Derechin
   

Name:   Adam M. Derechin

Title:    President and Chief Executive Officer

         (Principal Executive Officer)

  By:   /s/ James Giallanza
   

Name:   James Giallanza

Title:    Chief Financial Officer

         (Principal Financial Officer)

  Date: September 6, 2018