Most listings are in the $30's per square foot per year. The Modesto submarket is going through a a rise in rates. In the last 3 months, the median rate rose $38 per sqft per year.
In the last 90 days, 15 listings have been made available, which means new availabilities most likley are going fast. You'll want to be prepared to make an offer immediately. About 67% of the available leases 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 available, so finding a space for a small business might be tough.
The standard measurement for office space in this area is around 480 sqft. Most buildings in this area are approximately 2 stories. Most buildings in this area were built in 1960 and are Class B.
Not much of the real estate is used for commercial space, so it might be hard to find office space. Agriculture is the dominant industry in this market. Commute by public transit is the most popular way to get to work amongst Modesto folk. Commuting around 30 minutes a day is the norm for those who opt to reside in this part of town.