On average, listings lease in the $20's per square foot per year. The Modesto submarket is seeing a an increase in rates. In the last 3 months, the median rate rose $3 per sqft per year. That's a 13% increase in rent.
In the last 90 days, 29 listings have been made available, which means spaces are probably going fast. You'll want to be prepared to make an offer immediately. There aren't many listings below 2,000 square feet available, so finding a space for a small business might be tough.
The standard measurement for office space in this area is around 1,130 sqft. Most buildings in this area are around 1 stories. Most buildings in this area were built in 1975 and are Class B.