Most listings are in the $10's per square foot per year. The Modesto submarket is seeing a decrease in rates. In the last 3 months, the median rate fell $3 per sqft per year. That's a 15% decrease in rent.
In the last 90 days, 118 listings have been listed, 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 need to consider the implications of signing a direct lease with the building. 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 1,220 sqft. Most buildings in this area are approximately 1 floors. Most buildings in this area were built in 1981 and are Class B.