Most listings are in the $20's per square foot per year. The Modesto submarket is experiencing a a boost in rates. In the last 3 months, the median rate rose $4 per sqft per year. That's a 20% rise in rent.
In the last 90 days, 29 listings have been listed, which means new availabilities most likley are leasing quickly. You'll want to be prepared to make an offer immediately. About 76% of the listings in the Modesto are subleases, so you might be able to sign a shorter term by taking over a previous lease. There aren't many listings below 2,000 square feet posted, so finding a space for a small business might be tough.
The standard measurement for office space in this area is around 1,070 sqft. Most properties in this region are around 1 floors. Most buildings in this region were built in 1975 and are Class B.