Most listings are in the $10's per square foot per year. The Modesto region is seeing a decline in rates. In the last 3 months, the median rate decreased $11 per sqft per year. That's a 38% decrease in rent.
In the last 90 days, 120 listings have come on the market, so you'll want to check back regularly for new listings. About 1% of the available leases in the Modesto are subleases, so you will probably have to consider a longer term lease. There aren't many listings below 2,000 square feet on the market, so finding a space for a small business might be tough.
The standard measurement for office space in this area is around 1,200 sqft. Most buildings in this region are around 1 stories. Most buildings in this market were built in 1981 and are Class B.